Lol. I dont often get here into the forum but am a member of the American Hosta Society group in Facebook. Had to copy the question and some of the responses was to funny to not pass up. Dont worry all names where removed to protect the innocent. This was one member's suggestion to help: " don't fear, she should be able to get a good $17 boxed bra, two First Frost Hosta's and change back."

TeeeeeeHeeeeeeeeee!

thank you !!! I did find a company called Danver that makes the floating ones..

Just about the only thing that makes that happen is a very good and recent sale in the "neighborhood" of a house comparable to the one being appraised. Sometimes you'll have a buyer come in with cash (as from an inheritance or divorce settlement) who doesn't bother to get an appraisal. That sale can set a new high---although it is usually used as a fourth comparable since that doesn't represent the "typical" buyer. Strictly defined, a "neighborhood" is the either in the same subdivision or within one mile of the subject. Ideally the sale should have occurred within the previous six months. However, in rapidly changing market conditions some lenders ask for comps within three months. There are all kinds of exceptions to this guidline; for example, when you are in a subdivision that covers several miles and the only comps are within the s/d but beyond a mile. And a comp in the same s/d is better even if it is a mile or two away than a house just outside the s/d boundaries that is only a half-mile away. Things like s/d amenities that would attach to the subject but not the comp "outside the gates" so to speak, even if those gates are only metaphorical. When you have semi-rural properties or areas with no subdivisions it is permissible to go further away and farther back in time for comparable sales. It's very possible that someone bought a house a few miles from you that was in some way very like your house---and bought it within a few months of your own purchase. It's all about group behavior and not individual actions... you look at trends in sales and what other people have bought recently in the same area, try to find sales that match your subject best. When you have no subdivision, or you're in a rural area or dealing with unique properties, often the most difficult task is to identify the most important feature of a home---the number of bedrooms? the tennis court? the five-car garage? the finished basement media room? That's why Realtors are such wonderful resources for appraisers---if they will use their knowledge. They know what is selling houses in their area. Sometimes it is a school district---I've seen people pay $300K for a two-two in a highly desirable elementary school district. That's what makes the business interesting, there is something different with every assignment.