Adjusted comp by comp
Each comp is adjusted from its own contract date. In one report, some adjustments can be positive, some negative and some zero.
MarketAdjuster
Load one MLS export. You get an adjustment for each comp from its own contract date, the trend chart, the UAD 3.6 market section and a workfile package. You set the limits and reconcile every figure.
Needs a CSV with address, zip, pending date and sold price · 14 days free · Sample market included
One monthly percentage across the whole grid is easy to apply and easy to challenge. It assumes every comp sold in the same market.
Each comp is adjusted from its own contract date. In one report, some adjustments can be positive, some negative and some zero.
A chain-linked index with a smoothing window and a confidence band, and a list of the outliers excluded and why.
Smoothing window, minimum sales per month, no-adjustment window and minimum adjustment. Change any of them and the results update.
Start, Pick and check, Adjust and export. These are screenshots of the app at 1920 wide, running the sample market that comes with it, with two unusual sales added so you can see the outlier check at work.
Drop in the CSV from the MLS search you already ran. A one-line receipt says what was read: how many sold, active and pending, the months covered, and which dates the trend is built on. Column names don't have to match. If the app can't place a column, you point to it instead of it guessing.
One chart does both jobs. Every closed sale is plotted on its price and contract date, inside a band of what's ordinary for that date. Sales outside it get an orange ring for you to keep or exclude. Your comps sit beside the chart in the order they appear on your grid, with the adjustment each one will get.
Each comp's adjustment, measured from its own contract date, with the five decisions that shape it in a row above the table. Every No Adj gives its reason, and the line under the table says why in a sentence that goes into the report as written.
Three buttons at the bottom of the last step: Download report PDF for the report, Chart images to drop into a form that takes a picture, and the Workfile pack with everything behind it. Your report saves itself as you work.
The app measures and suggests. Which sales belong in the market, which comps go on your grid and whether to adjust at all stay your call, and the report says which was which.
Click any sale on the chart for its price, how far it sits from the trend and why it was flagged. Use it as a comp, keep it, or exclude it.
Lookback, band width, Cook's distance and the trend model, one click away on the chart. Each has its own help, and the defaults suit most markets.
The trend chart exactly as your report prints it, with each comp marked on its contract month. Beside it: the trend and whether it's statistically significant, the trailing quarters, and supply and demand, so the decision and its support are in one view.
If you conclude the comps already reflect the market, set adjustments to None. The reason box opens with a comment written from this report's own figures, ready to keep or edit. The measured figures stay visible, struck through, so the report shows what you set aside.
No save button. Reopen a report months later for a revision with the data, exclusions, comps, order and settings exactly as you left them.
Comp 1 here is Comparable 1 on your form, on the chart labels, in the table and in the PDF. Reorder with one click.
The report PDF is usually two pages: settings, adjustments and chart on the first, the UAD 3.6 section on the second. Open the sample.
Built for UAD 3.6
The redesigned URAR wants the market described in structured fields instead of a paragraph. MarketAdjuster fills in all of them from the export you already pulled, in the order the new form asks for them.
It's just as useful on a 2.6 report today, where the same figures still need support. The layout, field names and concession detail follow UAD 3.6, so you won't have to redo the work when the new form arrives.
Fannie Mae B4-1.3-09 allows a dollar-for-dollar concession adjustment only when your analysis supports one, and doesn't accept an automatic deduction of what the credit cost the seller. Most reports cover it in one sentence. MarketAdjuster measures what the credits did to price in your data.
Sales with a reported concession are compared with sales reported to have none, based on how each one closed against its list price. The dollar difference between them is what the market paid for the credit.
The result is reported with the range around it, so you can see whether it's a real finding or a coin toss. If the estimates don't agree on direction, it says no adjustment is indicated instead of giving you a number.
Adjust at the measured rate, at the conservative end of the supported range, or not at all. Your choice is recorded in the commentary, and adjustments are rounded to the nearest hundred, the way you'd write them.
If concessions are common but don't measurably affect price, that's worth reporting. "No concession adjustment, and here's the support" holds up better than saying nothing.
Concessions are called prevalent above a share of closings you choose, and flagged to watch above a second, lower share. The defaults are 50% and 10%, and you can change both on any report.
Fannie Mae B4-1.3-09 says the adjustment isn't based on how common concessions are in the area. So the prevalence label describes the market, and the measured effect decides the adjustment.
Common layouts are recognized automatically. If a column can't be placed, you pick the matching one from your file, so an unusual export still loads. If your board's export won't read, send it over and we'll look at it.
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. MarketAdjuster's narrative cites Fannie Mae Selling Guide B4-1.3-09 on adjusting each comp from its own contract date. No software can promise a particular reviewer will accept a particular report.
It covers what the 1004MC asked for and more. The old form wanted median price, days on market and inventory over three periods. MarketAdjuster measures the trend across every closed sale, tests whether it can be separated from flat, and turns it into a rate applied to each comp from its own contract date. It also fills in the UAD 3.6 market section, which replaced the 1004MC.
No. It doesn't fill out a URAR and won't. 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, Aivre or Appraise-It.
That's the same under UAD 3.6. The new report asks you to show more of the support behind each rate, and the rates still have to come from your own market.
No. They're sold separately and neither depends on the other. They take different exports and answer different questions: time adjustments versus physical ones.
Your uploads are processed for your analysis, and your saved reports are stored in your own account so you can open them on any computer. Your data isn't sold and isn't pooled into anyone else's analysis.
No. The analysis is math you can follow: medians, a chain-linked index and a regression check, all run on the sales you provide. Every number traces back to sales you can name, so you can explain it to a reviewer.
See also UAD 3.6 support.
Per appraiser. 14 days free on every plan. You add a card when you start, nothing is charged during the trial, and billing begins when it ends unless you cancel. Cancel anytime from Account, then Manage billing.
Physical adjustments: site, GLA, below grade, baths, garage and pool
or $399/yr (about $33/mo, save $69)
Start free trialMarket conditions adjustments and the UAD 3.6 market section
or $399/yr (about $33/mo, save $69)
Start free trialBoth tools: CompAdjuster and MarketAdjuster
or $699/yr (about $58/mo, save $129)
Start free trialProfessional pays for itself if it saves you about forty minutes a month. Run your own numbers.
More than one appraiser in the office, or a question first? Email the founder.
Questions first? [email protected]
