Sunflower retrospective appraisal work becomes more reliable when the historical competitive set is defined before the search radius expands. The search can widen, but the selected sales should still reflect similar remoteness and site utility. A retrospective appraisal should recreate the competitive choices buyers actually had on the stated prior date.
A retrospective appraisal should identify what the neighborhood, competing inventory, access, and development pattern looked like on the effective date. Later growth can explain how the area changed, but it should not be used as if historical buyers already had those choices. For Sunflower, the appraisal should consider thin evidence only when it changes the subject's competitive position.
In reconstructing the prior market, the search can widen, but the selected sales should still reflect similar remoteness and site utility. The useful evidence is whatever shows how that characteristic affected substitution on the stated prior date.
In reconstructing the prior market, travel time, road conditions, access, and distance to services can influence buyer demand directly. The analysis should test the feature against market evidence from the period being reconstructed.
Market movement can help explain the period, but a retrospective value should not be produced by mechanically applying a citywide appreciation rate to today's value. The subject still needs historical comparable evidence from its actual segment.
Historical market data is strongest when paired with records that show what the property and neighborhood actually looked like on the effective date. Later information can be considered as context, but it should not replace evidence from the prior market.
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