Barry Noble

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Check out the freclosure properties that are just sitting there not in local MLS listings - the banks just sitting on them, for whatever reason - The banks may be too busy with current active inventories, or there are problems with the chain of ownership from strange earlier fraudulant handling of forecl,osed homes or some are just lost in the system for now. When they all come on the market the true total inventories of foreclosed homes, especially in the hardest hit states, will probably shock the public ad those "in the business". .

If you aren't into taping and "sketching" the properties on line, check with your local Appraiser. Also, many Brokers are frightened to offer a taped square footage calculation or sketch in case they make a mistake. I provide such taped and measured Gross Living Area (GLA) sketches to our the more astute of local Brokers/Agents - this offers the Broker/Agent an Appraiser's certified Gross Living Area Square footage to quote in the MLS listing as well as the added sketch to show the overall floor plan layout. Accuracy means a lot to the clients. You'd be surprised how many County Records list the incorrect square footage - even in newer tracts where the design Architect's square footage for the sale of that model, may be incorrect as far as GLA measurement is concerned, for later Appraisal and lender valuation use.Older homes are often enlarged - and the Appraiser can include square footage that is truly part of the GLA and distinguish areas that may not me acceptable for GLA inclusion. Regular homes may be measured and sketched for as little as $80 to $100 and larger homes from $150-$200. A very small fee,for top broker/agents to be able to offer their Sellers and potential buyers the accurate square footage of the home, with a big plus of a more accurate sketch floor plan, in the MLS listing, so the Buyers can place furniture, before even seeing the home, in person. Remember, as so many buyers now first see the home on-line via the public access to the local MLS. Think how unprofessional the Selling Agent appears, when he or she puts in the MLS listing, "Square Footage: Buyer to determine". What are you there for, if you can't even tell the Sellers the size of the residence you, the professional, is trying to help sell, and you don't know the all important square footage.? Check with your LOCAL appraisers for this help. Barry Noble Certified Residential Appraiser and State Licensed Broker http://www.MyPropertyIsWorth.com Local to Palm Springs and all 11 Desert Resort Cities of the Coachella Valley Southern California

Reference my last comments above, and to Realtor Ted Mackel - don't accept out of town Appraisers. Dispute them if you find their values inconsistent with local comps. FHA has specifically ordered that FHA appraisals be done by competent appraisers who know the local area around a subject property. I have been brought in to appraise properties with glaring errors in area and property specifics and value estimates by out of town appraisers. Demand local appraisers. Some of us are good and are just waiting out there to offer accurate appraisals. Barry Noble www.MyPropertyIsWorth.com and I'd love to hear from you on Twitter @SoCalREValues