Ortlieb CloseoutsSchwalbeRevelateCoaster2 Closeout

What’s in an appraisal form? Evidence the real estate industry hasn’t caught onto the demand for walkable, bikeable places

by Emilie Bahr

When my husband and I set out to buy our first home together last year, we were pretty shocked to find out just how little we could afford in our rapidly-gentrifying city.

Gone are the days in New Orleans where you could find a peeling shotgun for a steal. Despite sluggish economic times elsewhere in the state, the real estate market here is going gangbusters, to the point where my husband and I started to worry that the only places we would be able to afford would be found out in the suburbs. This, however, wasn’t an option for us.

As fairly typical members of our generation, we have long been enchanted by the trappings of city life and more than willing to sacrifice square footage and a big yard (who has time for maintaining a yard anyway?) for architectural character, lots of places within walking and biking distance, and colorful streets populated by people from all walks of life. And after spending the previous year in an apartment fronting Bayou St. John, we were pretty well set on staying in our neighborhood, with its ample recreational and social opportunities, warm, bohemian vibe, and which plays host each spring to the New Orleans Jazz and Heritage Festival.

The scene at this year's Bayou Boogaloo, the annual music festival on Bayou St. John

The scene at this year’s Bayou Boogaloo, an annual music festival on Bayou St. John

Among its most alluring attributes for my husband and me is the fact that it is crisscrossed by sidewalks, surrounded by bike lanes, and just a short trip by foot to the city’s first greenway. It also lies in close proximity to lots of places to walk and bike to: restaurants, bars, and grocery stores, the French Quarter, both of our jobs, and one of the largest urban parks in the country.

Just when we started to think sky-high real estates prices would render us eternal renters, we stumbled with the help of a Realtor friend onto a broken down craftsman cottage right on the edge of our neighborhood of choice. It oozed character, with its soaring, 12-foot ceilings and beautiful hardwood floors, transoms above all the doors, abundant windows that bathed the inside in light, and a sprawling front porch on which we envisioned spending languid evenings chatting with neighbors and passersby. As a bonus, the house was a few minutes’ walk to our favorite brunch spot.

Our house the day we bought it.

Our house the day we bought it.

Given all its positives, we were willing to overlook some of the less savory aspects of our future home: the back addition on which generations of termites had feasted; crumbling piers and joists that left the house listing ten inches from front to back and that would require some serious foundation work; the creepy blighted house next door. The house was a gut job, and soon, sales documents and architectural plans in hand, we found ourselves in the midst of a major renovation project.

This being my first home and first renovation, I knew nothing about financing going into this deal. We were fortunate to have the help of a savvy banker friend to navigate a rather convoluted system. We would take out a temporary construction loan to buy the house based on the future estimated value of the renovated property. Upon completion of the project, we would convert our loan to a standard, 30-year mortgage.

pagoda cafe

Pagoda Cafe, a favorite breakfast spot, is a short walk from our house.

This scheme carried some risk. After all, home values are susceptible to fluctuation, as we all learned with the global financial collapse of 2008. Our plan counted on the market not diving into a tailspin before we finished work on our home. It also assumed the final appraisal would be in line with the first.

But when the initial appraisal came back, we had plenty of reason for confidence. The projected future value was well above the money we expected to spend on our renovations, so much so that we even threw a few extras into our plans.

Several months and plenty of construction-induced frustration later, it was time for the final step in our financing plan: conversion to a standard mortgage. Everything we needed was in place, with the exception of a second appraisal to verify that we’d done the work we’d promised. It seemed a mere formality, and we set up a time to sign the final documents with our lender.

So it was quite the shock when a couple days later, we received the second appraisal. It was more than $100,000 shy of the original and totaled less than what we’d already invested in our home. If the appraisal stuck, we were poised to be underwater before we even moved in.

Fortunately, the appraiser’s report was riddled with glaring omissions and oversights. She hadn’t even gotten the size of our home right. But as striking were the metrics used to assess our home’s worth.

None of the attributes that had so appealed to my husband and me – from the architectural details to the ample options for getting around by means other than driving – were accounted for in the report. Instead, it was counted against us that we had merely a single-car driveway, even though a driveway at all is a rarity in our part of town, largely built out before the rise of the automobile. As a selling point, the appraiser noted our house was “a ten-minute drive to the interstate.” Our property value, it was clear, was being measured against “amenities” found in the suburbs. As such, it didn’t measure up very well.

Biking is a common mode of transportation in our part of town.

Biking is a common mode of transportation in our part of town.

It turns out the “uniform residential appraisal form” doesn’t just lend itself to a remarkably high degree of subjectivity; it also doesn’t necessarily account for many of the things that people of my generation (not to mention those who belong to the rapidly-aging Baby Boomer contingent) are looking for when deciding where to live.

Fortunately, for another $500 fee and a new mortgage broker, we were able to secure a third appraisal. This time, I held my breath before opening the report. I had reason for optimism as the new appraiser had during his visit rattled off many of the attributes we’d fallen in love with in our home and neighborhood and pointed to strong comparable sales nearby.

When I read the appraisal figure in my office, my scream prompted a coworker to pop her head in the door. It was $150,000 higher than the previous appraisal, higher even than the original.

“Prices in your neighborhood,” the appraiser told my husband, “are going up.” And I have to think that this is in part thanks to the growing demand for walkable, bikeable places, which in this country at least are in short supply. Even if the industry hasn’t fully embraced the trend, the market, it seems, has.

house

Our house, near the end of our renovation.

Emilie Bahr is a writer and urban planner who lives in New Orleans. She is the author of the book Urban Revolutions: A womans guide to two-wheeled transportation. Follow her on Twitter @EmilieBahr.

 
BOB Trailer x 2

3 Responses to “What’s in an appraisal form? Evidence the real estate industry hasn’t caught onto the demand for walkable, bikeable places”

  1. I live in Western Pennsylvania and homes for sale along the Montour Trail do not stay very long on the for sale list. The real estate agents list these properties with a special note that the property is adjacent to the longest suburban rail trail in the U.S.A.

  2. Emilie Bahr says:

    Bernard,
    That gets at the very tension I’ve noticed. Property values are clearly affected by amenities that facilitate active transportation, especially in places where people have caught on to the benefits of getting around outside of their cars. It is clear that people – many people, anyway – want these types of things where they live and that there are a dearth of places offering them. But what I’m getting at is that the real estate industry more broadly – you might even call it the real estate bureaucracy – seems pretty stuck in the past and beholden to outdated measures of desirability in some cases. Perhaps the appraisal forms of the future will explicitly account for things like walkability and bike lanes in close proximity. Another measure that didn’t seem to count for much was elevation, which is very important in South Louisiana, and in the “energy-efficiency” section, we were only credited with having ceiling fans, despite the big solar panel system we invested in. (We were told they don’t really count solar as an energy-efficiency amenity yet.)

  3. Lee Smith says:

    Very interesting! My fiancee and I recently bought a small home in a walkable, central neighbourhood of Saskatoon, Canada. I’m an urban planner as well. Location was obviously #1 on our list.

    While I can’t say much about our value reflecting walkability (I think the local market is still inflated for the time being, though on a downswing thankfully), it’s certainly very clear to us that the mortgage and insurance industries don’t like people buying old character homes in old, walkable neighbourhoods. The hoops we had to jump through just to buy and insure the property! The entire time I was getting the sense that they would rather we had just bought a new cookie-cutter build out in nowheresville that’s “just a 20 minute drive to the downtown core” — while all along we were thinking that a 5-minute bike ride is far preferable. This concept seems to escape the industry.

    Do you have any more details about your renovations itself? I’m very interested in character home rehab (indeed, it’s probably one of the most important things for our generation of urban planners, community activists and thoughtful homeowners to be focusing on) and I would be very interested to hear or see about your renovation process.

    Thanks!

Leave a Reply