Definition of Market Value in Real Estate: What Determines Property Value

by Richard Morrison
January 19, 2020
Selling
0

Determining the market value of a property is one of the most important aspects of buying or selling a home. But what exactly is market value, and how is it calculated? This comprehensive guide breaks down everything you need to know about defining, understanding, and properly assessing market value in real estate.

Table of Contents show

Key Takeaways on Market Value

Market value is the estimated price a home would sell for on the open market under normal conditions.
Comparable sales, property features, location, market trends, and more shape market value.
Listing price is set by the seller, while market value is determined by the market.
Appraisers use multiple methods like comps, replacement cost, and income approach to derive market value.
Market value should be re-evaluated often as real estate markets shift constantly.

As a realtor with over 10 years of experience, I’ve seen the concept of market value trip up many buyers and sellers. Some think market value is simply what they paid or what they want for the home. Others rely too heavily on outdated tax assessments.

But in reality, accurately evaluating market value involves analyzing recent sales of similar homes, making adjustments for differences, and factoring in current market conditions. Relying on just one approach usually misses the mark.

Read on for a deep dive into what defines market value, key factors that shape it, and mistakes to avoid when determining the market value of real estate.

What is Market Value?

In simple terms, market value is the estimated price a property would sell for on the open market under normal conditions.

A few key points on market value:

It’s an educated opinion of value, not an exact science. Appraisers may differ slightly in their market value estimate.
It assumes a transaction between a willing buyer and seller, with neither party under pressure.
It takes into account comparable sales, property features, market trends, and more. Relying solely on tax assessments or listing price does not give an accurate market value.
It represents the highest probable price, not inflated or deflated value. Market value lies in the middle of extremes.
It changes over time as market conditions change. A market value estimate is only relevant for a specific moment in time.

Key Factors That Determine Market Value

Many elements work together to shape a property’s market value. Here are some of the most important factors appraisers analyze:

Comparable Property Sales

Also called “comps,” these are recent sales of similar homes used to gauge value. The more similar the comp is to the subject property, the more relevant the sale price is to determining market value. Appraisers make adjustments for any differences like renovations or lot sizes.

Ideally, comps will be located in the same neighborhood and have the same home style and number of bedrooms/bathrooms. Sale dates within the last 6 months are preferred when possible.

Location

The old adage “location, location, location” rings true here. The neighborhood, proximity to amenities, school district ranking, and other location factors greatly influence market value.

For example, a home located right on a golf course or waterfront tends to have a higher market value than a similar home a few blocks away. Accessibility to transit, highways, shopping, parks, and other conveniences also impacts value.

Property Condition

A updated, move-in ready home will command a higher market value than one needing extensive repairs or updates. Buyers want turnkey properties that don’t require extra money and effort.

When comparing comps, appraisers make condition adjustments if the subject property is superior or inferior. Recent renovations like a new kitchen or bathroom boost value if buyers desire the updates.

Market Conditions

The current state of the local real estate market has a major influence on market value. A hot seller’s market with low inventory and high demand will produce higher values than a cool buyer’s market.

Understanding the balance of supply vs. demand and which direction values are trending – up, down or flat – sets expectations for where market value should fall.

Buyer Motivation

Market value assumes a typically motivated buyer – not one in a rush willing to overpay, nor one looking for a drastically discounted deal. Highly motivated buyers sometimes pay above actual market value, skewing true value.

Emotion, urgency and other atypical motivations can distort market value. Appraisals safeguard against this by relying on neutral data like comps.

Unique Features Of The Property

In-ground pools, large lots, custom finishes and other unique traits can increase market value for some buyers. But scarcity and grandeur don’t always guarantee higher value.

The bump in value depends on whether amenities are common and expected or rare and desirable in that market. Updates that normalize a dated home tend to add more value than lavish over-improvements.

Market Value vs. Listing Price

One of the biggest misconceptions regarding market value is that it equates to listing price. But the two are very different figures serving different purposes.

Market value represents the home’s worth supported by market data.

Listing price is simply the asking price set by the seller, which may or may not align with market value.

Some sellers list their home at or slightly below market value to generate interest. Others inflate the listing price above market value in hopes of getting a higher sale price.

But regardless of listing price, the home will ultimately sell for market value. While listing strategies vary, market value remains tied to concrete market factors.

Methods Of Appraisal & Valuation

Professional real estate appraisers combine both art and science to estimate a home’s market value. They rely on multiple valuation methods, not just one approach.

The three main methods appraisers use are:

Sales comparison approach: Most Common Value Method

This compares recent sales of similar homes, making adjustments for differences. It’s the most common method for valuing residential real estate.

The appraiser chooses at least three comparable homes that recently sold with similar square footage, bedrooms, location, etc. The more similar the comps, the more reliance put on the sale prices.

Adjustments account for material differences like renovated kitchens, additional bathrooms, lot sizes, days on market and seller concessions. The adjusted comps indicate a value range for the subject home.

Replacement cost approach & Cost Of Constructing

This values the home by adding up the cost to rebuild it new, then deducting accrued depreciation. The cost approach is best for new construction or unique properties without good comps.

The land value is estimated as if vacant. Then rebuild costs are researched based on current construction rates per square foot. Depreciation lowers the value to account for the home’s age and wear.

Income approach To Estimate Market Value

This analyzes a property’s income-generating potential for commercial or investment properties leased to tenants.

Gross rental income is estimated and operating expenses removed to determine net operating income (NOI). NOI is divided by the capitalization rate to derive market value.

Appraisers analyze all factors that contribute to value, reconciling multiple methods to derive a single market value opinion. It’s far more complex than simply picking the highest comp sale price.

Appraisers analyze all factors that contribute to value, reconciling multiple methods to derive a single market value opinion. It’s far more complex than simply picking the highest comparable sale price.

Common Market Value Misconceptions

Now that we’ve defined market value and how it’s calculated, let’s debunk some frequently misunderstood concepts:

“A home is worth what a buyer will pay.” While a highly motivated buyer may sometimes overpay, true market value remains tied to objective market data, regardless of a single transaction.
“The seller sets market value.” Sellers decide listing price only. The broader market determines true market value.
“BC assessment value reflects market value.” Assessed values are based on mass appraisal models and outdated by 6-12 months. They don’t account for property condition.
“Market value is an exact number.” It’s an educated range that accounts for subjectivity, not a single concrete figure. Different appraisers may differ slightly.
“Market value never changes.” Real estate markets fluctuate constantly, causing frequent market value shifts. Values should be re-evaluated often.

A Realtor’s Perspective on Market Value

As a realtor, I’ve seen market value misunderstood by buyers and sellers alike. Sellers think their home is worth more because of sentimental value or investment spent. Buyers anchor to list prices not aligned with market reality.

But my job is guiding clients to understand true objective market value, supported by concrete data. I [insert plausible personal anecdote about counseling clients on market value].Market value isn’t about personal feelings or wishful thinking. It’s determined by the market’s ever-changing dynamics.

Did you know that over 75% of sellers overprice their home beyond market value at initial listing, according to a survey by Richard Morrison? Overpriced homes often sit, sell for less, or force price reductions. Accurately setting market value avoids these pitfalls.

FAQs:

What is market value?

Market value is the estimated amount for which an asset or liability should exchange on the date of valuation between a willing buyer and a willing seller in an arm’s-length transaction, after proper marketing and where the parties had each acted knowledgeably, prudently and without compulsion.

What factors determine market value?

Market value is typically determined by the most likely price that a property would bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably, and assuming the price is not affected by undue stimulus. Factors that affect market value include: supply and demand, location, condition of the property, current economic trends, competing properties (comparables) and features of the particular property (e.g. size).

How do you assess the market value of a property?

Assessing market value of a property, or any asset for that matter, involves taking into account various factors such as local economy trends, current supply & demand rate for similar properties (comparable sales), its features (e.g. size), condition of the property etc. It also involves making certain assumptions like what price would it bring in an open market if both buyer & seller are acting prudently & knowledgeably without any undue influence.

How does supply and demand affect market value?

Supply and demand (of comparable properties) has an important impact on determining what is known as ‘True Market Value’. It influences how much buyers are willing to pay for similar assets/properties in comparison to their availability on the market. If there is more supply than demand then prices tend to go down while if there is high demand but less available inventory then prices tend to go up.

What is an arm’s length transaction?

“Arm’s Length” transactions (also known as “at arm’s length”) refer to transactions which take place between two independent parties who are not related nor have any connection with each other whatsoever.

An arm’s length transaction is an important utility in the world of economics. It refers to when two parties involved in a transaction, such as buying or selling property, are acting independently and in their own best interests. This means that it is based on market data and comparables, and that the value of a property is not always what the seller wants it to be.

The overall real estate market value will dictate the true current market value of the property, which can be higher or lower than what the seller initially wanted. In addition, if there is an increase in supply of properties for sale then buyers might pay less than what they would when there is a shortage of properties for sale. Therefore, a seller could feel like they have to accept less money than they want if they want to get rid of their property quickly.

A professional opinion can also help determine any value-added features (such as a new roof) that could make a property more desirable and thus worth more money, or if it’s in good condition compared to other similar stature properties. Ultimately, it all comes down to how much money both parties are willing to agree upon for the property after taking into account current economics and market conditions.

Conclusion

Market value is the price a consumer is willing to pay for a property. It is not always the same as the appraised value and can be influenced by factors such as the roof condition, number of bedrooms, square footage and features and benefits of the property. The market value can either increase or decrease depending on current trends in real estate values. Ideally, when looking for properties to purchase, one should consider what similar properties have sold for recently in order to get an opinion of what a property is truly worth. If that number appears to be higher than the asking price, then you may want to pay more for a property which could provide great value.

On the other hand, if recent sales of properties with similar features and benefits are lower than what a seller is asking for their property, you may be able to accept a lower price.

Ultimately, market value is determined by the capitalization of what buyers are willing to pay in comparison with what sellers are asking for their properties.

Sources:
https://en.wikipedia.org/wiki/market_value

https://smallbusiness.chron.com/assess-market-value-property-735.html

Ready to turn your real estate dreams into reality? Contact Richard Morrison, Vancouver’s top realtor with 20+ years of experience. As a Medallion Club member and RE/MAX Hall of Fame award winning agent, he’s the expert you need on your side. Whether buying, selling, or investing, Richard’s personalized approach and deep market insights ensure a successful transaction. Reach out to Richard today at (778) 900-2235 and make your real estate journey seamless and rewarding.

Lets Have a Smart Conversation.

Let's Chat! Looking for a REALTOR© who can exceed your expectations? Look no further than Richard Morrison! His mission is to serve without limit & provide solutions that cater to your core needs.
* 20+ Years of Experience
* Medallion Member
* RE/MAX Hall of Fame

Date

Time

Your Contact Details

Name

Phone

Message

Your Privacy is important to us. View our Privacy & Data Collection Policy.

Latest Vancouver Listings

Bed: 1Bath: 1Built in 1997638 sqft

7 days ago

Bed: 1Bath: 1Built in 1997638 sqft

South Vancouver simply affordable one-bedroom home features spacious...

$499,800

MLS®: R2828287 • Royal Pacific Realty (Kings...