AppraiserBench

Comparable and market conditions adjustment software

The adjustment is the first thing they question.

Market conditions and physical adjustments, derived from your own sales, with the support written up while you work.

Learn how it works

Built by a working appraiser · Works with your MLS export · 14 days free on every plan

Market conditions

MarketAdjuster

Load the closed sales from your competitive market. It builds a chain-linked index, flags outliers for you to decide on, and adjusts each comp from its own contract date instead of applying one rate to all of them.

A MarketAdjuster addendum: a market condition trend chart with each comparable marked at its own contract date and the adjustment it earns, three of them No Adj. More about MarketAdjuster ↗

Physical adjustments

CompAdjuster

Load your comparable sales and a site basis: land sales, or a land rate or lot-to-value ratio you state. It takes the site value out of each sale, allocates what's left across the improvements, and reconciles a rate for site, GLA, below grade, baths and garage, plus pool when the sales support one.

A one-page CompAdjuster Adjustment Summary: a reconciled schedule of living area, below grade, baths and garage rates, with the method support behind each one. More about CompAdjuster ↗

How it works

From your MLS export to a finished exhibit.

  1. Your MLS export, as it comes. Run the searches you'd run anyway. Column names don't have to match. If the app can't place a column, it asks you instead of guessing.
  2. You decide on the data. Outliers are flagged, and they stay in unless you take them out. Uncheck a sale and every rate updates.
  3. You reconcile each rate. Every rate comes with the evidence behind it, and you can change any of them. What goes in the report is your conclusion.
  4. Export the exhibit. You get two files: the exhibit for the report, and a workfile package with the source data and the audit trail.

Sample market included: use it to learn the workflow before importing your own MLS data.

When the data says no

It tells you when the data doesn't support an adjustment.

Call a market that hasn't moved

If the range around the trend includes zero change, the market is reported as stable. It won't give you a direction the data can't tell apart from flat.

Deduct a concession nobody paid for

It measures what buyers actually paid per dollar of seller credit. If there's no measurable effect, no adjustment is indicated.

Round a small change up into a line

Comps inside your no-adjustment window, or under your minimum threshold, are reported as No Adj. You set both limits.

Questions appraisers actually ask

Does this make the adjustment for me?

No. It derives an indicated adjustment from the sales you give it and shows the data behind it. You reconcile it, change it or throw it out. The conclusion in the report is yours, and the exhibit shows how you got there.

Will a reviewer accept the exhibit?

The exhibit shows the data set, what was excluded, the method and the reasoning, so a reviewer can follow how you got the number instead of taking it on faith. No software can promise a particular reviewer will accept a particular report.

Does this replace my forms software?

No. It works out the rates and writes the support. You enter the concluded figures on the grid in the forms software you already use, whether that's TOTAL, ACI, ClickForms or Aivre. There's no direct connection to any of them.

How does the free trial work?

Every plan starts with 14 days free. You add a card when you start, and nothing is charged during the trial. Cancel before it ends from Account, then Manage billing, and you pay nothing.

More answers, and the UAD 3.6 guide, at appraiserbench.com ↗

Try it on a file you've already finished.

CompAdjuster or MarketAdjuster, $39 a month each, or both tools on the Professional plan for $69 a month. 14 days free on every plan.

Pricing

One tool for $39 a month, or both tools on Professional for $69.

Prices are per appraiser. Professional includes both tools on one login and one bill. More than one appraiser in your office? Tell us how many and we'll set it up.

Account

Your login, subscription, data and tool access.