Uniquely Qualified to Assist, Sellers, Buyers and Agents

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 With over 35 years of advanced education and real estate experience, I provide clients with in-depth market insights. My expertise in complex residential analysis enables me to deliver timely, comprehensive Comparative Market Analysis (CMA). 

Using valuation methods like bracketing, paired sales, and sensitivity testing, I identify key market trends, ensuring you have the data necessary to confidently list your home at the best price or negotiate a purchase price without over-paying. 

Tel: 239-427-1198

Call now for a credibly supported CMA!

Bill Moran, Broker Associate

Premiere Plus Realty

NAR Designations, GAA, RAA

General Accredited Appraiser 

Residential Accredited Appraiser 

A market supported CMA plays an important role in helping agents win listings in a competitive market, as well as providing pricing guidance when properties struggle to attract interest. 

Through the use of sophisticated analysis and modeling, I explain why specific comparables are chosen, confidently applying qualitative and quantitative adjustments for divergence in attributes, such as size, quality of views, location, updates, etc.  The result is an analysis which will strengthen the seller's trust in you.

48 Hour Turnaround

With a typical quick turn-time of 48 hours or less, you will be armed with an actionable understanding of the properties market position well before any of your competitors. 

Tel: 239-427-1198

Call me now to assist you with securing your next listing or price adjustment! 

Bill Moran, Broker Associate

Premiere Plus Realty

NAR Designations, GAA, RAA

General Accredited Appraiser 

Residential Accredited Appraiser

A market supported CMA provides your buyer client with the insights needed to make informed offers and negotiate a purchase price confidently. 

As you might already have learned, not all appraisers are geographically competent. Many times the appraiser is not local and often not a member of the local MLS service. With that in mind if your Buyer's offer is subject to financing, I will prepare a package that highlights the subject's dominant features, with comparables that reflect the subject's value and presented in an "appraiser friendly" format.  

In cases of mortgage denial, many agents lack the specialized knowledge required to prepare a "Reconsideration of Value" request for a lender. With years of experience in appraisal review, I am able to deliver compelling data analysis and commentary when a reconsideration of value is justified due to an unsupported appraisal resulting in an unfavorable mortgage decision. 

Tel: 239-427-1198

For Buyer Agent's, I will provide up to 4 CMA's, meet the appraiser at inspection, offer detailed market data, and if required or justified, prepare a "Reconsideration of Value" if denied a mortgage. 

Bill Moran, Broker Associate

Premiere Plus Realty

NAR Designations, GAA, RAA

General Accredited Appraiser 

Residential Accredited Appraiser

Automated Valuation Models (AVMs) have become commonplace in the real estate industry, offering instant property valuations through the use of advanced algorithms and large datasets. However, their reliability is often questioned due to several notable limitations.

One of the primary concerns with AVMs is their frequent inability to accurately identify comparable sales data. These models tend to depend heavily on property information that is flawed and/or outdated. 

Moreover, the significant disparities in value estimates generated by numerous AVM providers—including Zillow, Redfin, and CoreLogic—are often so pronounced that the results provide limited actionable insight.

AVMs lack the capacity to account for subjective property features that greatly influence market value. For instance, they are unable to distinguish between a southwest-facing view and a northeasterly view, narrow canal view verse a tip lot view, or the quality of a recent renovation. Such nuances are critical in real estate analysis but are not easily captured through automated systems. Their reliance on erroneous third-party data sources—exponentially compounds these challenges.

AVM's cannot measure a house, rate the quality of bath update or distinguish between an asphalt roof or tile roof. If you want to know your homes true position, call me now for a free no obligation analysis!

Bill Moran, Realtor

Broker Associate

239-427-1198

islandapprasiser@comcast.net

While both appraisals and comparative market analyses (CMAs) are used to estimate a property's market value, there are important distinctions between the two. 

An appraisal is a formal, unbiased assessment conducted by a licensed appraiser and is often required for lending, legal, or tax purposes. In contrast, a CMA is typically prepared by a real estate agent or broker to help clients set listing or offer prices. 

Both an appraisal and CMA analyze comparable sales, active listings, and pending transactions, but a CMA is not subject to the same regulatory standards as an appraisal and does not represent an unbiased opinion of value.

As a professional who is both a licensed appraiser and a licensed associate broker with Premiere Plus Realty, I am uniquely positioned to serve clients in both capacities. However, it is important to note that I can only "wear one hat" at a time, meaning that I must clearly distinguish whether I am acting as an appraiser or as a broker in any given transaction.

If an appraisal is required, it should be  ordered through either of my appraisal companies—Marco Island Appraisal or Nantucket Real Estate & Appraisal.

When providing a CMA, I am explicitly disclosing that the analysis is not an appraisal. The CMA is intended to assist with marketing and pricing decisions and does not substitute as an appraisal report completed by a by a licensed appraiser. This distinction is essential to maintain transparency and uphold professional standards, ensuring that clients understand the limitations and intended purpose of each type of valuation service and  role of the broker or appraiser.

An appraisal completed by a licensed appraiser represents an independent and unbiased estimate of a property's market value. This process is typically performed for lending, legal, or transactional purposes and adheres to standardized methodologies. The appraiser conducts a thorough analysis of recent comparable sales and examines the unique features of the subject property to arrive at a well-supported value conclusion.

Whereas mass appraisal is a methodology employed by government agencies, including county property appraisers and tax assessors, to estimate the value of numerous properties simultaneously. 

Rather than appraising each property individually, mass appraisal uses statistical models and standardized data points to determine values across a wide region. This approach often incorporates general sales data and market trends but does not capture the unique features or recent improvements of specific properties.

Consequently, mass appraisal valuations are best suited for government administrative functions and are not intended to provide precise market values for sellers or buyers.

If your needs require an appraisal, please call my appraisal office at:

833-946-6726

islandappraiser@comcast.net

Marco Island Appraisal

FL Certified General Appraiser RZ4169

Nantucket Real Estate & Appraisal

MA Certified General Appraiser 70815