Retrospective residential appraisal in Casa Grande requires the appraiser to identify the market segment appropriate to an earlier date. Historic housing, established postwar neighborhoods, later subdivisions, and newer residential growth can represent different buyer markets. A prior-date valuation should reconstruct both the property and competitive setting during the selected period rather than treat Casa Grande as one uniform market.
Older downtown-area housing and historic neighborhoods can differ materially from later suburban development in design, lot pattern, renovation history, neighborhood maturity, and buyer appeal. Historical comparable selection should recognize those differences.
The valuation should identify what surrounding development, services, infrastructure, and competing inventory existed on the effective date. Present-day infill or later construction may explain change but should not substitute for historical evidence.
For older Casa Grande homes, architectural character, construction period, renovation quality, condition, site utility, and neighborhood identity may be more important to buyer substitution than a simple living-area match.
Broader market movement can help explain an earlier period, but the retrospective appraisal should not simply apply a citywide percentage backward from a current value. Direct historical sale evidence remains necessary.
Historic surveys, prior listings, permits, photographs, ownership records, assessor information, and renovation documentation can help establish the property as it existed on the effective date and prevent later changes from contaminating the analysis.
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