For probate property in St. Johns, the appraisal should stay focused on the real-estate value question and make the evidence easy to review. Later changes in roads, nearby uses, or services should not be projected backward onto the effective date. The probate context sets the intended use, while the valuation date and competitive market still have to be established independently.
The probate context explains why the appraisal is needed, but the effective date and property interest should come from the assignment requirements. The report should state those elements clearly before it addresses comparable sales or local market conditions. For St. Johns, the appraisal should consider historical sparse development only when it changes the subject's competitive position.
For the probate file, later changes in roads, nearby uses, or services should not be projected backward onto the effective date. The analysis should show whether the characteristic actually changed the subject's competitive position on the required valuation date.
The appraiser's job is to analyze the real estate, not advocate for a beneficiary or outcome. Clear market support is especially useful when different parties may read the report from different perspectives.
Historical property records can be especially important when the home changed after the relevant probate valuation date. A clear documentary trail can be important when the property or valuation date is later reviewed.
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