Market conditions
MarketAdjuster
Load the closed sales from your competitive market. It builds a chain-linked index, flags outliers for you to decide on, and adjusts each comp from its own contract date instead of applying one rate to all of them.
Adjustment software for residential appraisers
MarketAdjuster and CompAdjuster work from the CSV export of the MLS search you already run, with no MLS login. They derive market conditions and physical adjustments, show the evidence for each, and write the support. You reconcile every figure.
See what you'd hand in, built from the sample market: CompAdjuster exhibit (PDF) · MarketAdjuster report (PDF)
14 days free on every plan. You add a card to start, nothing is charged during the trial, and you can cancel anytime.
The problem
Sort the export, test the pairs, rebuild the spreadsheet, write up the support, on every assignment, whether or not the market has moved.
Four months later a reviewer asks where the $95 came from. With the support in the workfile, that's a one-minute answer. Without it, you lose an evening.
Buy the one you need, or both as Professional.
Market conditions
Load the closed sales from your competitive market. It builds a chain-linked index, flags outliers for you to decide on, and adjusts each comp from its own contract date instead of applying one rate to all of them.
Physical adjustments
Load your comparable sales and a site basis: land sales, or a land rate or lot-to-value ratio you state. It takes the site value out of each sale, allocates what's left across the improvements, and reconciles a rate for site, GLA, below grade, baths and garage, plus pool when the sales support one.
One export in, reconciled rates out, with the evidence behind them.
Run the searches you'd run anyway and export a CSV. The usual column names are recognized. Export guides
Outliers are flagged and stay in unless you take them out. Uncheck a sale and every rate updates.
Every rate comes with the evidence behind it, and you can change any of them. What goes in the report is your conclusion.
Two files, dated the day you did the work: an exhibit to attach to the report (MarketAdjuster's includes the UAD 3.6 market section), and a workfile package with the source data and the audit trail. Reports stay saved to your account, so a revision months later reopens with every figure in place.
Open a sample, built from the sample market: CompAdjuster exhibit · full support report · MarketAdjuster report (PDF)
Every figure on screen comes from the app. For the whole workflow with voice-over, watch the 4-minute CompAdjuster walkthrough ↗ or the 5-minute MarketAdjuster walkthrough ↗
When the data says no
An adjustment you can't support is worse than a documented zero. What it won't do:
The trend is fitted across every closed sale, with a range around it. If that range includes zero change, the market is reported as stable. It won't give you a direction the data can't tell apart from flat.
It measures what buyers actually paid per dollar of seller credit. If there's no measurable effect, the finding is that no adjustment is indicated. That holds up better than a dollar-for-dollar deduction.
Comps inside your no-adjustment window, or under your minimum threshold, are reported as No Adj. You set both limits, and both are recorded.
Built for UAD 3.6
The redesigned URAR shows more of your support, in the market section and on every line of the grid. MarketAdjuster fills 24 market section fields from the export you already pulled, in the order the form asks for them.
It works just as well on a 2.6 report today. What changes and what doesn't →
Who built it
AppraiserBench was founded by Todd Myers, a certified residential appraiser in Idaho, and it's used on real assignments. It sits beside your forms software: you fill out the report where you always have, and the rates and their support come from here.
Questions reach the founder directly at [email protected], or call or text (208) 996-2932, weekdays 9 am to 5 pm Mountain.
“The adjustment is the first thing a reviewer questions. I built this so the answer is already in the workfile, from my own market, instead of rebuilt from memory months later.”
Per appraiser. 14 days free on every plan. You add a card when you start, nothing is charged during the trial, and billing begins when it ends unless you cancel. Cancel anytime from Account, then Manage billing.
Physical adjustments: site, GLA, below grade, baths and garage, plus pool when the sales support it
or $399/yr (about $33/mo, save $69)
Start free trialMarket conditions adjustments and the UAD 3.6 market section
or $399/yr (about $33/mo, save $69)
Start free trialBoth tools: CompAdjuster and MarketAdjuster
or $699/yr (about $58/mo, save $129)
Start free trialProfessional pays for itself if it saves you about forty minutes a month. Run your own numbers.
More than one appraiser in the office, or a question first? Email the founder.
No. It derives an indicated adjustment from the sales you give it and shows the data behind it. Change any figure or take a sale out, and the schedule and the written support follow. The exhibit records what you concluded, not what the software suggested.
The exhibit shows the data set, what was excluded, the method and the reasoning, so a reviewer can follow how you got the number instead of taking it on faith. MarketAdjuster's narrative cites Fannie Mae Selling Guide B4-1.3-09 on adjusting each comp from its own contract date. No software can promise a particular reviewer will accept a particular report.
No. It works out the rates and writes the support. You enter the concluded figures in the forms software you already use, whether that's TOTAL, ACI, ClickForms or Aivre, and attach the exhibit as an addendum. That's the same under UAD 3.6.
It covers what the 1004MC asked for and more. The old form wanted median price, days on market and inventory over three periods. MarketAdjuster measures the trend across every closed sale, tests whether it can be separated from flat, and turns it into a rate applied to each comp from its own contract date. It also fills in the UAD 3.6 market section, which replaced the 1004MC.
Yes. Once your trial starts, each tool has a sample market that loads in one click, so you can run the whole workflow before importing your own MLS data. To see the finished exhibits first, open the CompAdjuster and MarketAdjuster samples (PDF).
That depends on how you work now. If you rebuild a spreadsheet for every assignment, it saves most of that time. If you carry rates forward from old reports, the bigger benefit is having support ready when someone asks. The calculator above uses your numbers, so put in figures you believe.
Every plan starts with 14 days free. You add a card at the start, and nothing is charged during the trial. Cancel before it ends from Account, then Manage billing, and you pay nothing.
It reads a CSV export, which most MLS systems produce, and recognizes the usual column names. If MarketAdjuster can't place a column, you pick it from a list; CompAdjuster names any it couldn't find. The guides cover what to include. If yours doesn't read cleanly, send it to [email protected] and I'll look at it.
Your exports are used to run your analysis and save your reports to your account. They aren't sold or shared. The privacy page has the details.
Buy the one that covers the work you do. MarketAdjuster handles market conditions and the UAD 3.6 market section. CompAdjuster handles the physical adjustments. Professional is both, for $69 a month instead of $39 each. Not sure? Start the trial on Professional, and switch to one tool from your account before the trial ends.
More detail on CompAdjuster, MarketAdjuster and UAD 3.6.
Questions first? [email protected]
