Summary
This is a complete UAD 3.6 market section, every field filled in, from one MLS export: 30 closed sales, 3 pendings and 5 active listings over a 12 month lookback, with an effective date of October 6, 2026. The market is the sample that ships with MarketAdjuster, and every figure and sentence below is what the app produced from it, unedited. Use it to see what a finished section looks like, and what each figure has to agree with.
Search result metrics
The figures the form wants as numbers rather than description. Each one comes straight from the export, and the list price fields describe the active listings only, because that's what they're labeled.
| Field | Value | Where it comes from |
|---|---|---|
| Active Listings | 5 | Listings with no sale price that aren't pending or under contract |
| Median Days on Market | 23 days | The active listings |
| Minimum List Price | $432,000 | The active listings' asking prices |
| Median List Price | $449,900 | |
| Highest List Price | $479,000 | |
| Pending Sales | 3 | Status reads pending or under contract |
| Lookback Period | 12 months | Back from the effective date |
| Sales in Lookback Period | 30 | Closed sales with a contract date inside it |
| Minimum Sale Price | $397,220 | Those 30 closed sales |
| Median Sale Price | $425,044 | |
| Highest Sale Price | $457,408 | |
| Distressed Market Competition | No | The appraiser's call; no distressed sales in the set |
| Inventory Classification | Listings are counted as pending where the status reads pending or under contract. Remaining listings without a sale price, contingent listings included, are counted as active inventory. | |
Graphs and price trend information
Price Trend Source: MarketAdjuster App
Price Trend Analysis Commentary:
Competitive closed sales over the preceding 12 months indicate a slightly increasing price trend. The measured overall price change was +3.9% using the smoothed (recommended) method. The median sale price moved from $424,620 in the oldest quarter of the period to $433,278 in the most recent quarter (+2.0%). The overall trend is not applied as a blanket monthly rate or a single direction, which is consistent with Fannie Mae guidance. Each comparable is analyzed on the market change between its own contract date and the effective date, with the trend line itself built on sold dates. A positive, negative, or no market condition adjustment may therefore be appropriate within the same report. Adjustments are applied only where the indicated change is at least 2.0% and the sale went under contract more than 90 days before the effective date. Adjustments are rounded to the nearest $100. See the attached graphs, adjustment chart, and market report for the support behind each comparable.
The commentary names its own limits: the 2.0% minimum and the 90 day window are settings the appraiser chose, and a reader can see them rather than infer them from the grid.
Housing trends
| Field | Value | Why |
|---|---|---|
| Demand/Supply | Shortage | About 2.5 months of active supply at the most recent quarter's pace of 2.0 sales a month. MarketAdjuster's default reads under 3 months as a shortage, 3 to 6 as in balance and over 6 as oversupply, and the appraiser can override it. |
| Marketing Time | Under 3 months | Median days on market under 90. The typical sale in the lookback found a buyer in 26 days. |
Market commentary
The search of the subject's competitive market returned 30 closed sales, 3 pending sales, and 5 active listings. The median closed sale price was $425,044, and the typical sale took 26 days to find a buyer. The typical sale closed at 98.8% of its asking price, so sellers were generally taking less than they asked. Median DOM has remained generally unchanged from 28 to 28 days over the compared segments. Pending sales were asking a median of $449,000 and went under contract in a median of 14 days. Active inventory is asking a median of $449,900 and has been listed a median of 23 days. Active supply is about 2.5 months at the most recent quarter's absorption pace of 2.0 sales per month. Demand is running ahead of supply, and property is selling in under three months. No distressed sales were competing with the subject. Sales concessions were reported in 7 of 30 closed sales, or 23.3%, which reads as present and worth monitoring for this market. In this report concessions are read as prevalent at or above 50% of closed sales and as present at or above 10%. How common concessions are is a screening figure, not the basis for an adjustment. The median reported concession among concession sales was $5,000 (1.2% of sale price). Sales with a stated concession were compared against sales stated to have none, on how each closed against its own asking price. Sales carrying a credit closed against their own asking prices no differently from sales carrying none, so no concession adjustment is indicated on this evidence. That is a finding rather than an omission. That test cannot detect a credit already built into the asking price, so it does not establish that concessions had no effect on price. Where a comparable's terms of sale differ materially from the subject's, that difference is addressed in the analysis of that comparable. Pending sales were reviewed against the active listings to weigh current buyer activity against the competition now on the market. These conclusions apply to the competitive market segment and search criteria described above, as of the effective date of the appraisal.
Sales concession reference
| Field | Value |
|---|---|
| Prevalence | Present / Monitor |
| Concession Sales | 7 of 30 closed sales (23.3%) |
| Median Reported Concession | $5,000 |
| Highest Reported Concession | $5,000 |
| Median Concession / Sale Price | 1.2% |
The concession note repeats the concession sentences from the market commentary above. The prevalence label describes the market. Whether a comparable gets a concession adjustment is a separate question, answered by what the credits did to price.
What to check before it goes in your report
A reviewer reads the fields and the commentary side by side, so they have to describe the same data. Four checks catch most of what goes wrong.
- The fields match the sentences. Here the field says a median list price of $449,900, and so does the commentary. If you correct a figure in a field, the sentence has to change with it.
- The quarterly medians fall inside the sale price range. $424,620 and $433,278 both sit between the $397,220 minimum and the $457,408 maximum. A quarterly median outside that range means the fields and the commentary came from two different data sets.
- The counts add up. 30 closed, 3 pending and 5 active in the fields, and the same three numbers in the first sentence of the commentary.
- Supply has one basis. This section states supply from the most recent quarter's pace, the way the 1004MC grid did. Whatever basis you use, say which one, and don't state a second figure from a different basis elsewhere.
Common questions
Is this a real market?
It's the sample market that ships inside MarketAdjuster, a set of sales built for learning the workflow. The figures are what the app actually produced from it, but the market isn't one you should cite.
Can I get this for my own market?
Yes. Export the closed sales, pendings and actives from your MLS search as a CSV and load it into MarketAdjuster. It fills the same fields and writes the same commentary from your data, and you can change any figure before you export it. The same sample market is included in the app, so you can produce this exact section yourself during the free trial.
Do I have to use the commentary as written?
No. It's a starting point written from the figures. Edit it, shorten it or replace it. The conclusion in the report is yours.
