One of our community real estate agents posed a great question today. This does not happen often - however, this is a perfect scenario of why knowing how appraisers can value a property for lending leads to an educational moment. Appraisal dilemma of the week:Assessor says “duplex.”City zoning says “single‑family.”The house still has two kitchens, two living areas, and separate entrances — but legally, it can’t be used as a duplex. When records and reality don’t match, the appraiser’s role is to cut through the noise and ground the analysis in what’s legally allowed today. The structure might look and function like a duplex, but if zoning doesn’t allow it — that limits both use and value. In appraisal practice, the first filter of highest and best use is legal permissibility. If the use isn’t permitted (and not legally nonconforming), everything else stops there. When zoning and assessor data differ, zoning wins every time. Any duplex layout without confirmed legal status is simply functional obsolescence under single‑family use — not a separate income‑producing unit. Summary Answer (From an Appraiser’s Standpoint) - Legal use trumps configuration in determining highest and best use. - The appraiser must confirm zoning and document any legal nonconforming status. - If duplex use isn’t permitted, the value must align with single‑family use, possibly adjusted for functional obsolescence. - Valuing it as a duplex without legal basis misstates the HBU and could mislead intended users of the report. - 💡 Bottom line:The market might see two units, but if the law says one, the appraiser must value it as one. 🔎 Curious how you’d handle this scenario? Drop your take below — would you factor in layout utility or strictly stay within legal use?

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🚨 Realtors: Have You Heard About the NEW UAD 3.6? And are you ready for how it’s about to change what appraisers do? Big changes are coming—and they’re going to impact your listings, your contracts, and how smoothly your deals close. Here’s the quick breakdown 👇 🔍 What is UAD 3.6? It’s the new standardized appraisal data format rolling out to modernize how appraisals are reported and reviewed. Think: cleaner data, fewer errors, tighter analytics. 💥 What This Means for Appraisers Appraisers will be: - Describing homes with far more detail - Using structured data instead of old checkbox formats - Reporting improvements, condition, quality + nuances with greater clarity - Delivering reports that lenders can review faster and more accurately 🔑 Why Realtors Should Care Because your MLS data and listing details suddenly matter more than ever. Appraisers will be matching your data against UAD 3.6 requirements— and inaccurate, vague, or incomplete info will be exposed instantly. ✔️ The Agents Who Win Will Be The Ones Who… - Upload clear, accurate photos - Write descriptive, factual remarks - Know how appraisers interpret condition, updates, and market reactions - Understand how UAD 3.6 influences adjustments and value support UAD 3.6 isn’t a headache. It’s an opportunity for smart agents to stand out, speed up closings, and reduce appraisal issues. If you want the Realtor-friendly breakdown of exactly what’s changing— 🔥 I’ve got you. Drop a comment and I’ll share the cheat sheet.