not everyone is happy with the results of a simple sales database valuation:

1) The sales database is dependent upon all sales data being consistently and uniformly applied by everyone who inputs the data (i.e., is the home in "excellent", "very good", "good", "average", "fair" or "poor" condition? are the construction materials and construction quality "excellent", "very good", "good", "average", "fair" or "poor"? the home built in 1905 was remodeled as though it were completely new - how does that compare to a home built in 1905 that was remodeled as though it were completely new 20 or 25 years ago? how does a 5,000 sq ft home in West Valley City compare in features and value to a 5,000 sq ft home in Olympus Cove or Federal Heights). How can we be assured that all of these various factors are consistently coded in the sales database? Leave it to the realtors' opinions?

2) There is a need for subjectivity in determining all of these things which can create dramatic differences in value. To whom do we trust that level of subjectivity - the seller? the buyer? the lender? an independent third party whose livelihood is dependent on following some level of objective criteria in applying their subjective opinions?

Appraisal is art based on science. Not everyone uses scientific principles very well and not everyone is a very good artist.