{"id":17485,"date":"2015-11-24T12:36:29","date_gmt":"2015-11-24T16:36:29","guid":{"rendered":"http:\/\/www.propertyshark.com\/Real-Estate-Reports\/?p=17485"},"modified":"2025-07-31T15:12:07","modified_gmt":"2025-07-31T12:12:07","slug":"how-to-evaluate-or-price-condo-units","status":"publish","type":"post","link":"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/2015\/11\/24\/how-to-evaluate-or-price-condo-units\/","title":{"rendered":"How to Run an Accurate Condo Appraisal in NYC"},"content":{"rendered":"\n<p><em><strong>Editor\u2019s Note: This article was updated on October 1, 2024.<\/strong><\/em><\/p>\n\n\n\n<p>Whether you\u2019re trying to determine the best listing price for a unit in a condo building or running a valuation or condo appraisal for a potential investment property, there are multiple factors to consider in order to get the most accurate results. Some factors may be based on similar unit sales in the area or the rate of price growth in your neighborhood, while others may be less quantifiable \u2014 like views, the amount of natural light the property receives, the building\u2019s reputation and more.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"What_do_you_need_to_consider_for_a_condominium_appraisal\"><\/span>What do you need to consider for a condominium appraisal?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>The main factors to consider for the most accurate condominium appraisals are:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Recent comparable sales in the area<\/strong><\/li>\n\n\n\n<li><strong>Active for-sale inventory<\/strong><\/li>\n\n\n\n<li><strong>Market conditions, such as sales and price trends; expected new supply; and more<\/strong><\/li>\n\n\n\n<li><strong>Foreclosure and pre-foreclosure activity<\/strong><\/li>\n\n\n\n<li><strong>Physical condition of the unit and building<\/strong><\/li>\n\n\n\n<li><strong>Size, layout and floor height of the unit<\/strong><\/li>\n\n\n\n<li><strong>Building amenities<\/strong><\/li>\n\n\n\n<li><strong>Location<\/strong><\/li>\n<\/ul>\n\n\n\n<p>Although there\u2019s no universal equation that can be applied to all condo appraisals, these factors all play an essential part. Likewise, a broker\u2019s personal knowledge and experience will also play a key role, especially when complemented by accurate and up-to-date real estate data, which is readily available on PropertyShark.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"1_Comparables\"><\/span>1. Comparables<span class=\"ez-toc-section-end\"><\/span><\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Comparable Sales Within the Building<\/strong><\/li>\n<\/ul>\n\n\n\n<p>Looking at sales within the same building is the most common starting point and can provide the most accurate data for <a href=\"https:\/\/www.propertyshark.com\/mason\/Comps-v2\/search.html?property_type=condos\" target=\"_blank\" rel=\"noreferrer noopener\">reliable condo appraisals<\/a>. However, buildings will usually comprise several different sizes, layouts, views and amounts of natural light. So, to increase your condo appraisal\u2019s accuracy, you should focus on units on the same line and\/or on similar floors.<\/p>\n\n\n\n<p>When available, unit information can be found in the building\u2019s property report in the \u201cUnits\u201d tab at the top of page. Here, you can research and select units to include in your comps by line, floor or building entrance, or select only special units, like penthouses. Simply click on each dropdown menu that applies for your comps.<a id=\"_msocom_1\"><\/a><\/p>\n\n\n\n<figure class=\"wp-block-image size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"970\" height=\"496\" src=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-1-4.png\" alt=\"\" class=\"wp-image-46361\" srcset=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-1-4.png 970w, https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-1-4.png?resize=300,153 300w, https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-1-4.png?resize=768,393 768w\" sizes=\"auto, (max-width: 970px) 100vw, 970px\" \/><\/figure>\n\n\n\n<ol style=\"list-style-type:1\" class=\"wp-block-list\">\n<li>Go to the \u201cComparables\u201d tool and enter the address (both the building\u2019s street address, as well as the unit number) in the \u201c<strong>Subject Property<\/strong>\u201d box in the upper, left-hand corner.<\/li>\n\n\n\n<li>Select the \u201c<strong>Just This Building<\/strong>\u201d option in the \u201cRadius\u201d section below the property address box.<\/li>\n\n\n\n<li>Select any <strong>additional criteria<\/strong> that is relevant for your condo appraisal, such as:\n<ul class=\"wp-block-list\">\n<li>square footage<\/li>\n\n\n\n<li>number of bedrooms and bathrooms<\/li>\n\n\n\n<li>sales dates<\/li>\n\n\n\n<li>sales prices<\/li>\n\n\n\n<li>previous ownership within a specific timeframe<\/li>\n\n\n\n<li>tax class<\/li>\n<\/ul>\n<\/li>\n<\/ol>\n\n\n\n<figure class=\"wp-block-image size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"970\" height=\"570\" src=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-2-3.png\" alt=\"\" class=\"wp-image-46359\" srcset=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-2-3.png 970w, https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-2-3.png?resize=300,176 300w, https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-2-3.png?resize=768,451 768w\" sizes=\"auto, (max-width: 970px) 100vw, 970px\" \/><\/figure>\n\n\n\n<p>4. Once you click on the \u201c<strong>Search<\/strong>\u201d button in the lower leftcorner, results will be generated exclusively based on your search criteria. This will also generate with a \u201c<strong>Valuation Dashboard<\/strong>,\u201d which you can view by pressing the button. <\/p>\n\n\n\n<p>The Valuation Dashboard will display an estimated price based on your search criteria, along with the price range of properties found; their median and average price (both as a sale price, as well as in price per square foot format); the number of properties used for the valuation; as well as the median and average unit size.<\/p>\n\n\n\n<figure class=\"wp-block-image size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"970\" height=\"272\" src=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-3-3.png\" alt=\"\" class=\"wp-image-46354\" srcset=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-3-3.png 970w, https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-3-3.png?resize=300,84 300w, https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-3-3.png?resize=768,215 768w\" sizes=\"auto, (max-width: 970px) 100vw, 970px\" \/><\/figure>\n\n\n\n<p>5. For even more precise condo appraisals, you can further customize your search by including and excluding results or setting an even tighter price range in the Valuation Dashboard. You can also manage and refine your results by clicking the \u201c<strong>Manage Columns<\/strong>\u201d option located above the search result list and adding\/removing columns.<\/p>\n\n\n\n<p>6. If you\u2019d like to pull up your result at a later date, simply click the \u201c<strong>Save this Search<\/strong>\u201d option on the left side of the screen, right above the \u201cSearch\u201d button. Alternatively, you can print the results or export your results as an <strong>Excel<\/strong> spreadsheet, <strong>CSV<\/strong> table, <strong>WinTotal<\/strong> file or <strong>PDF<\/strong>.<\/p>\n\n\n\n<figure class=\"wp-block-image size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"970\" height=\"464\" src=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-4-2.png\" alt=\"\" class=\"wp-image-46355\" srcset=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-4-2.png 970w, https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-4-2.png?resize=300,144 300w, https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-4-2.png?resize=768,367 768w\" sizes=\"auto, (max-width: 970px) 100vw, 970px\" \/><\/figure>\n\n\n\n<p>7. You can also generate a 1004MC form, also known as an <strong>FNMA \u2013 Market Conditions Addendum<\/strong>. This form is also exportable as an Excel or CSV file.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Other Comparable Condo Sales<\/strong><\/li>\n<\/ul>\n\n\n\n<p>Ideally, using sales within the same building is the best avenue to determine the listing price of a unit, which will work very well in the case of new developments or buildings with high sales activity. That said, with resale units, you might need to look outside of the building, as well, in order to find comparable sales and run the most accurate condo appraisal possible.<\/p>\n\n\n\n<p>When running Comparables using units from other buildings, you can also use the tool\u2019s <strong>advanced filtering options<\/strong> to get results that are most relevant for your research, such as:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>unit size<\/li>\n\n\n\n<li>property size, including square footage as well as width and depth<\/li>\n\n\n\n<li>lot size, including square footage as well as width and depth<\/li>\n\n\n\n<li>total number of units or total number of residential units<\/li>\n\n\n\n<li>year built<\/li>\n\n\n\n<li>zoning<\/li>\n\n\n\n<li>tax class<\/li>\n\n\n\n<li>block<\/li>\n<\/ul>\n\n\n\n<p>Additionally, you have multiple <strong>options to determine your search area<\/strong>, such as:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>searching by radius with distance options ranging from one-quarter mile to five miles<\/li>\n\n\n\n<li>searching by street<\/li>\n\n\n\n<li>searching directly on a map, where you can further narrow your search by:<ul><li>borough<\/li><\/ul><ul><li>neighborhood<\/li><\/ul><ul><li>zip code<\/li><\/ul>\n<ul class=\"wp-block-list\">\n<li>community district<\/li>\n<\/ul>\n<\/li>\n<\/ul>\n\n\n\n<figure class=\"wp-block-image size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"970\" height=\"434\" src=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-5-2.png\" alt=\"\" class=\"wp-image-46356\" srcset=\"https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-5-2.png 970w, https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-5-2.png?resize=300,134 300w, https:\/\/www.propertyshark.com\/Real-Estate-Reports\/wp-content\/uploads\/sites\/98\/2015\/11\/How-to-run-an-accurate-condo-appraisal-in-NYC-5-2.png?resize=768,344 768w\" sizes=\"auto, (max-width: 970px) 100vw, 970px\" \/><\/figure>\n\n\n\n<h3 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"2_Active_Condos_for_Sale_Inventory\"><\/span>2. Active Condos for Sale Inventory<span class=\"ez-toc-section-end\"><\/span><\/h3>\n\n\n\n<p>After having looked at recently closed sales of similar units, the same approach can be taken with <strong>active for-sale listings<\/strong>. This will help you determine how market supply and demand can be used for your condo appraisal. Being aware of the competition the listing will have once on the market is another essential step when looking to find the right listing price for your condo unit. Additionally, this will also help you identify the characteristics, amenities and other elements that will make your listing stand out.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"3_Other_Factors_That_Might_Influence_the_Price\"><\/span>3. Other Factors That Might Influence the Price<span class=\"ez-toc-section-end\"><\/span><\/h3>\n\n\n\n<p>In addition to looking at recent sales and active for-sale listings, there are also other elements that can significantly influence the sale price of units, other than recent market conditions; the active for-sale inventory; the condition of the unit and building; the size, layout and floor height of the unit amenities; and location.<\/p>\n\n\n\n<p>Specifically, other factors that can affect the appraisal of your condominium include:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><a href=\"https:\/\/www.propertyshark.com\/mason\/NY\/New-York-City\/Foreclosures\" target=\"_blank\" rel=\"noreferrer noopener\">Foreclosure<\/a> and <a href=\"https:\/\/www.propertyshark.com\/mason\/NY\/New-York-City\/Pre-Foreclosures\" target=\"_blank\" rel=\"noreferrer noopener\">pre-foreclosure<\/a> activity in the area, which you can also view in <a href=\"https:\/\/www.propertyshark.com\/mason\/text\/infopages\/New-York-Distressed-Properties-Maps.html\" target=\"_blank\" rel=\"noreferrer noopener\">a map format<\/a> both at the city and borough level<\/li>\n\n\n\n<li>Views and natural light<\/li>\n\n\n\n<li><a href=\"https:\/\/www.propertyshark.com\/mason\/text\/infopages\/New-York-Schools-Map.html\" target=\"_blank\" rel=\"noreferrer noopener\">School districts and school proximity<\/a><\/li>\n\n\n\n<li>Proximity and ease of access to mass transit, especially <a href=\"https:\/\/www.propertyshark.com\/mason\/ny\/New-York-City\/Maps?map=nyc2&amp;x=0.6541666666666667&amp;y=0.31625&amp;zoom=0&amp;bassemap=default&amp;overlay=subwayaccessbybuilding&amp;tab=themes&amp;ll=40.7985451911453,-73.8685009067456\" target=\"_blank\" rel=\"noreferrer noopener\">subways<\/a><\/li>\n\n\n\n<li>Potential for appreciation and\/or income generations<\/li>\n\n\n\n<li>Time spent on the market<\/li>\n\n\n\n<li>Potential new developments in the area and their proximity to the unit\u2019s building<\/li>\n\n\n\n<li>Traffic conditions; parking availability; and safe access to other means of transportation, such as bike lanes<\/li>\n\n\n\n<li>Building common charges and fees<\/li>\n\n\n\n<li><a href=\"https:\/\/www.propertyshark.com\/mason\/text\/infopages\/New-York-Property-Maps.html#find.crime_map\" target=\"_blank\" rel=\"noreferrer noopener\">Crime levels<\/a> and crime types<\/li>\n\n\n\n<li>Toxic sites<\/li>\n\n\n\n<li><a href=\"https:\/\/www.propertyshark.com\/mason\/text\/infopages\/New-York-Property-Maps.html#find.hurricane_map\" target=\"_blank\" rel=\"noreferrer noopener\">Hurricane evacuation zones<\/a><\/li>\n<\/ul>\n\n\n\n<p>Explore our <a href=\"https:\/\/www.propertyshark.com\/mason\/text\/infopages\/New-York-Property-Maps.html\" target=\"_blank\" rel=\"noreferrer noopener\">full map collection<\/a> to research any other factors that may have an influence on your condo appraisal.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Disclaimer\"><\/span>Disclaimer<span class=\"ez-toc-section-end\"><\/span><\/h4>\n\n\n\n<p>Information provided on this page is purely informational. It is not and should not be regarded as investment advice.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>See how to perform accurate condo appraisals in NYC using precise comparables, comprehensive for-sale inventories, foreclosures, maps &#038; more.<\/p>\n","protected":false},"author":49,"featured_media":42441,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[328,796],"tags":[11172,7],"class_list":["post-17485","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-new-york-real-estate","category-how-to","tag-old-how-to","tag-residential-sales"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v23.4 (Yoast SEO v24.6) - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>How to Run an Accurate Condo Appraisal in NYC<\/title>\n<meta name=\"description\" content=\"See how to 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