CA2694075A1 - System, method, and apparatus for property appraisals - Google Patents

Abstract

An appraisal system, method, and apparatus for property appraisals including a collector system, an appraisal database, an accounting system, and a scoring system. The collector system gathers data associated with a property and provides the data to the appraisal database. The collector system also reviews, edits, corrects, validates, and formats the data. The scoring system uses the collector system and appraisal database to access and analyze the data to calculate a score associated with the property. The score is calculated using one or more of a zone and market group associated with the property. The scoring system maps the score to one or more comparable sales of one or more other properties based on one or more of the zone and market group in order to generate an appraisal report for the property.

Description

`l'iÃ1e: Sy4rstet~, Nicthod, atid Apparatus for Property Appraisals lnvenrtor: ]:3riid Stinson.

Rel ti{_~,~licF~*icAt~y zind Ckiim of l'ri.orit,,_' Tbis i?aNiit appltc::tiott 0ainis priurit~;'. to, -lin(f inoor~.,oratos by rcfcretx.e, Uilited Sta.es provisional p<ttejlt application 6011947, i 0, titletl_ Svstem, tvtetliod, t.ini.i Aplvn:ttus Cor 1'ro17c;-tY Appraisals, tYlaic,li was riled on. Tun~ 29. 2007.

Field et'Ovet?tir.7i?
The prescnt invention generally relates to property apprn.isals, t7:7d t:tore pa{ÃicE.ilat'ly., to a sl's-Ãi~m atid nnetl7ocl 1'o_i= quickly :trtci accurately appraising orieor more pieee:; of property in conrreLtiG7n wit:l-a valuatio~i and appraisal of the property.
Baekt;rcaund Pt-opert;w apprziisal; are a wav tt) valtic a1?nrticttlar piece rpfrea1 property dttrir:W
laoying,sellit-tg: taxation, or v\Jianges o:Cprolierty, Appraisals zir ;:.
usedduriny each of thi:s:
i?rocesses at7d also dti:tin2 nnc=rt<,agc, and lortd'Ãng tran;~actiotts.
Property appna=.saL can be con-ibersraane, timc-L:)ntiuta-tin()r, and i~laccuu-40'. Propc:t t~~ti=' appraisers typically appra:i5t' oiai~. E}roperrli at aÃinie, raIP7er than t7itGÃtiple p,.oi,~"~ties. A
propet'tyapl,iaisztl #nlay takc 5-10 d~ys, because att ai3liray4cr usually tiie pro pQrt.y :-'d) personally to mcasure its value. .Alterziativel;v, the propertyi-nfiy not l,w physicitlly ii-tspected, which c<3n make the appraisal inaccurate. Property value~ vary based on supply anil iitniar:.d as wEl l~a4 p1Xy4=ld7al Cha1`ac.tC'.3"#sÃ'7Cs sÃ.xciI as sIZG", c'33l'RcfItC1e.4`, parking, view, ci3d, cC3i.d1tlo#l. .'1.
titI~.iI. V,iltI~: li~ts t4=pic~.ll~rl~cen measured b~~ an aiapÃ'aiset's itt~li~~i~.tial opinic~ri after ~,t~nrftt~;tir;ie y~~
prespert, spCcif:ic rcs,-.arclt. Researeli tiitic delays the custonier's btay n,,,' ot- F~c.ÃZirtg process.
Also, the c,tpinÃoii of4tii individual appraiser catt be itiflrt~~iced by those irivolved hit 11raudttlent finant:ing srbio-n-ies. Attempts liave l.~oeti made to deGtl with ti7e lon~
delay in r-~~ce:i~~iiqz an 40 appraisal t3sing AVMs (11tGton-inted Valt.iaticn Mndel.s) atid BPOs (.Brolcer Price Opinions).
While tliesQ tools do shortert tlic: 1k:g l,etweF ri ai>pnais0! rcqt,test and appraisal :1c:livery, aot: utacv is compromised in t,c,th c zse.~, It is mr~ thtit: ihe~e appraisals inelt-cie a 45 inspicti.ott or P1ioiograplt ok3 Glic pi-opert)r in questibn. The lack ofa pfictoggrai,h as v,;c_Il m, lendcr can substaratitilii hic..na~;c the possibly of fraud, wbi~:h t_xwf ti(Govcn-it,iL.i:
Sl.~onsoreLl Lnlit.ies) stich as i-'''rc~ddic )41acr4' and Fannie Mae-r141 are most cott~erÃied with ~,~ hen ,;Faz3raritc::cing loans. It c:otild be that as marqv as one-third of AVMs and BPOs are not used c_itFc to ini~ccur~ite values. ~,~rt~tr~<?:~clVatÃFatiOli Models (,kVN~Ã;;) have at:teriipted to v.t(ÃW
ind>vitluEl pr:,pertics throug1i pure statistical analysis or b, updating the l~st sclling price based E3Ãi ri time iiidex. Propertyappraisal; iypicallyonly include recent sales, so that a rv;oÃ~ipicÃe analysis of all sales is not considered durui-t11e valuation of property value. To avoid another savings, and loan crisis, the Unitccl States GoverÃanient niay pressure le.r:ders to r=c:valr.u;. ea>`:li mortgage vvhere collateral is perceived to have falle3 l.
Also, tlle closing reriod eyt-i resicierit"ral propertÃc.s hi fhe tinited States has tratiitionally taken 00470 da}rs, ho~vt:ver;
thcrz- is gro~x:ilrlgacceptanct of a 1~5 c-lay clositig period. This treite4 hi `~Ii1iglv.s the desire fob ya e3.ppP.3:Sc1l5 tE1 ti;l' dt'.ll'E?GTE;d O.'i Vt'r'y SllOr( nt`tIC"' WIt1YOI:1t, CC3Mr3rs:Tr]IGti7 ! :1ci;Lir`xcy.
It is dc.si,ral?(e tn atialy: ca1l sales to rneasurc a property's valuc.
ra.ifk4r than only the recent sales tlarcc or fotrr of t~~e hiphcs-t priced or rtiost recent sales).
It i~ ol.iid be 20 desirable to liave an apprais~al systLÃri that accurately re-lleetq ÃÃidividtÃal pri7pcrt,, differences 3I1d monitors thi%e4?GT c.1ia11;a(17g value t?I ciich ~.~ri]p~:riy in advance of a pat"tfc61l:t` ~3"ails;lct}t,?ri., By recorclin~? property diffeÃen,~esand n7e$isurirlg value in. advrxnco of a transactiort. the 25 appr=.i:sta c.Ãn work w:itla~:~Lrt 11rt.ssei:=c to tilecà a particular vcilÃrc estirtnate and the c(icÃit reyuiring an nliprti is,,O does tiot laaiie tc.~ wait for tlic research.
Sut~~ rnarN:
Fxe1rÃplartf embodiments ot`tlic present invention include a svsteÃn, mct-ho,d, a:iid at) z;ppamtu~ lcr property appraisalssuch as;.
A:p7 appraisal systein iaicltides: a collector systeii7 cort ag,r`ir.ed to ~_=,athcr at letist one of data atidfiles associated with a property; atid a scoring systet;i cc,upled to tl-ic coilectoÃ.
35 systcrzi and co:n-figured to antil)~~c at least orle of the data and riley in order tsz calcialate a n.o.re associated wat.li the property, where the scorc, is calculated using at least oi-Ãs; of a ztaÃic and a ziizirket grc,c~p associated wit11 the propcr~ty.
4t) 't'lie appraisal s~ystem tiÃrtht:r includes iri appraisal database coupled to at least one of tiie collector syStein ttrld the scoritig sysÃein aiid coÃif;gitrcd t receive at lea.st on~:~ ofdata. and files from at leasr one of t}te collector system aiid the sco~rin;g sys.tcm in order to ger2crate aÃ~
appraisal repc~rt a,,,soc-iLatcd wittt t17L~ i~~--Tcrty.
~~~

`E".he appraisal system tiErtliea= iÃicIudes wbec-e the scorin~ sysÃc:ni uses at least one oi~`
the score and Ãr7arket asialysis software to calculate aÃi appraisal repor#
associated withtl-Ãe property.
Tl-re appraisal syL;terri I'tÃrther includes. where the scoring system uses at lc,ast arle of the score aaid #na.rket analysis swt'~wt3re to c,3icÃiltite a.Ãi appraisal value associated with the pi=cq:Ic:;fy, The appraist3l s}fst<-m whcz=e the suoringsysterrr tises at least one of'the score and .market analysis software to ::alculate a( least oAi4, oÃ`tiri appraisal valtÃe aÃyd an appraisal re~ort associated w 411 tlte prol)W};.
Tf-tc: apprai.;al s stc=.m Avhet-z a t[east one ot: a p: rÃaiale r r~p7~tt3tÃt~iu;~ti~~~a device.in Cr.iÃnn'l.gnicatii7n ~k.illt -,,t li:w[ uuc cCtE;e t;oiiec;t.>r :~ysaem atid the scoritig systern collects latitude, longitude, and altitttde coordi;aates of'the proi,cr?y viaaG.lobal Pocitior7 eig '-Systern;
and a iaot-table cornà iiÃiieation &Vice in cainÃniirlie,ltion ~itll at least one of the c.;'Ir~;:tor sy:(Q < and tltv scoring sy4ierii. gent:r4Ãtes at least one ofa phc?togra?ls and satelliiQ irnaoe of the prcapct=ty via <3 Global PositioÃling System ir3.orderto place a verified latittade, loÃiõitttde;
and aliititde iti the ee:zr~r of'rl~e property.
T'he appraisal system where at least oÃ>e of tlretlata and files include at least otte of zr photograph of tlao property, a parcel rttÃmber assockat~:d with the property;
and ot7e or more c~rnpara:t3le sales efc-ther properties in the market g'roir~ ofthe properw;
the data includes at least one of geographic area, tylwQ; s.yl:, and size cange oCthe l.srorony;
and aportÃÃbl:e eorntnunit.~stion cievict;, coÃifigtared to capture aai invagc o.f"tlie property and record atedibly an address for d-te property to gt;nerttte an trcuiit.) clip tliat Ãsitssot:iaÃed with ilie im,xgc , so th::jl tld4 imagt, can be taggettwitl1 a related address da~a rie .1;3.
ThG~ appraisal system fiÃrtlier int:.litds:s wlierQ the da.trand files iracli.ÃdÃ.~ at least one c}f tt p11cto!~I:Af-31l ot'the prop4Ã; ' a PoÃ=cel titÃmti4. <i~sS~ci~i~tl vviit3 the property, and oiic ~~rnparaM sal~ oi'otfier properties in tiio Ãnarket grr,Ltl) of Ãhe propeg+
t3F.
"l'lie appraisal sir~tcr.ti ftÃ-rtlger itictucles wlic,re t}iG
da.ttiir3ciÃzdes at least one of geogra:pEiie area, type, ;tyte, zÃÃici s'Ãxe rari-e of the paopertyf.
4 D5 "I'tic appraisa.l ti~ stem tuà the.r includes wliLrc the zone is c4otrn~.>d l`Sy at least one of the nrarket,gioui3, ~.~ coriia-nurtity!; a iteighborhc;czcf, a city, one or incre zip eode:s, a cotrfity, a state, a regiorÃõaÃid a i;rsraÃitry=:

T1ie appraisal systetri further includes wliere the ma.rket group is delirted by -at: I: -a.si one of l:l-ro :ron{3, one or n-roro .tt*ri17t#tes of the propertv, : (sric or raaot=e comparable sales of otl-toi=

3rCD ?~rt1cs, a ~aÃ-A1~~:1tV#st~)n, a c(?~111?i~:trti~.~', and a p~~ ~ ` ILdI'-~$~`f'lll llli'.d ~~.~~'~t 3p~"[iC: (7CJ~.E11dÃ~r4'.
~ ~ ~
The appraisa.l. syst::rtr.i-tartfier includes wkrr one ur r-tore proptif Eies with similai^
attributes are in the sal3'1C d-narl~et grolfl7.
'Fh~ ~~pprziisal tyst, .m wher:: at fc:ast orie of: t:lie rnarU< g-=ot.rl-a i<, clGfitled by at tea:st one of the zorttl; one or more t7ttriblrzeb ofthc proper-ty; oric or more c+ampaY=a.blc sttles or:oth:_r properties, a..Kibdivisio.i, a con-irait7nity, and a prc:dder'mincci geographic l?orxrtclary: attd rirlr,:
la or mor::. properties with similar Allt il.3ut,es: are in the same market groula.

1'11t 11,_)~,lr3E;:al 4ys,.i.t;r31 htlf'[her includes w;if`t'r'; at leasÃ
C111e of the dc3ua is at loaSt" one o$gGithered; revietticd, valitla::cci, cdit.ed, corrected, and t'orr-natt:t:d in order to be able to gettera:te an appraisal report asyociated with the propei-t j; and zi pc,rtable c~~~~~rr~~ar~icati ~-~ de~ ice irt 20 conrtii ttn icatior; with :?t Iz~,rst one o.rÃhe CoIAeck"'r S.yStcru ani.l tlle scoring sy-strrtn Co;1ec:s liatiwclu and lungiÃtitie coordinates o,ft:lie prr~pcrt.y 4 ia. a Global l'osiÃionirÃgSyst,~w, :1 trieihocl .iricttiding the steps of. collecting data rr?latt~d to a first propert` crf:ating Ltt 2 5 lcast one o l'a lorie ij n d a m:Arl.0 ; r(-)~ ip forthefirst prvpertJ~;
~.erier;atin;~ ~~ ,~c~rc ~:~~~c~ciatec1 witli tlie first property based on the s^iata;.matap;ng tl}e score to otic or morc c~cnnparable sales of one or ttitare otlier properties hased on: at least one of the score, ihQ
zone, and thc; rrttYrkc;t ;{l groilpa and generating an appra.Ba.l reporl t'or the first property based an at least one of the score, the zone, tlie market gr'ottp, andmal-ypin,~~ oi'Ã1ie score to one or }1iore comparable sales s~sf orie or more Ot1Yer properties.
The rnetliod i`r:rillier comprising collectinct the data in at lews:t t7rie of Ã:ext, image, atrdio, and video tiles.
'1;'lic method further conipt ising at leaqt one of: oric or s~~~~~e, of the filc s are irtiported %nto address data:fields associated with Ãltt: files arc tagged in flle 4(} appraisal dt3tabase; inwgrai:it.i~ the tii:;s into the appraisal database;
and ail'==:owii7g to Ãlle files in the appraisal database in order to generate srtx appraisal report.

,l.,lle Itl::tl;od ft.TE'113ei' comprising it least oi1c i?f performing quality control C?{''l"tc r_latia:
ttoticyingau appraiser or another entity il;therc is a quality control crt=vr associated kv:t}i the 4 1~
d:it.ta; at: least one of lor.-naa.ttir.rg -arid valitl,riing the dat<l;
updating an ap}~rai4al value ot'the first prctpcrtlw san a ti:tnely basis irtclt.rciing- at least oneofdaily.
rnr3ntltly,quars.etzy, and rttzt~ttra.llyr attd allowing ricctrss to the data irà tftc:= t~ppt'aisal: database in order to geraei=atÃ: ari appi'aisal xptDrt.:
~ A r-nethe?d incfud.ing the stcps o#`: request.ing t`tti ttppr:lisal of a propex ty via <tn appraisa1 sZsteirt, wlt.etc the apprttisal sy%tetn iÃlc.[itt9es a collcctrar systccn, a.tt a~ilit'aisal data.bass:, an :;ccountirag symeln, and a sct:irit7f; systemõ itsin, tlie c:ollcctor systet-ii t~.-~ searc:li. foi' ttt least onc ot: daca and. files a=elated to tlit' propQrty Seai cl:i n tl=ie: appraisal cfatabase. for at least on:~.a of4t.a and filcs t'ela.tcc3 to tllt'propt;tt~; ci-ed ttiitg uÃi ar:cottrttits~, ?~~vc~scc t'c~[ats~:d tc.a th~
property via the accolrntir:gsystem; atialyring at least one of'the data, ilus, atid acacouratiszg irtvoice via the scoring 4yst m to i;.etierkite at lcast one ol a sc.orcR a :rc~nc, and a market gtat:p;
and preparing ati appt'a.istjl r~porà associatt:.d with the Pro ~?er1, instaiitly c~i~ within ~
pi-edeterrninc.t# peraod of tltlie based on at #east onc ofthc: s;.:ore, tlitr zone; and the ttiarlet:Ã
grt~tlp.
20 `T'lte iiietliod fLtj-tlier c,on'tprising at least one of: wZiet-c tl-te appr u.,al ircpot`t incEE.id: 5 at least caric of an t~xtcrior ba,,-,c.d appraisai, an intet'ic>r based appraisal., and a special requ:~,st Eappraisal; art~! i~ioti#~~i>ti4, zit~ <~t,~~rai;et- (k) f~c~~'1' t`tai a property or :si~tc Ãt-t:~pcc Ãozi c~#~t~3e property 25 based on the at=ptai5õ1 ~-zpo,;
TEae:~ ixzeiltod fÃtrL11cF wotniarising at fea..st one oft accrssins~ t[ie collector systcn-t to at (cast one ofitdd; cdit; review, and vcrifY data Ãtit.lud.ittg pIioFo,),-al?hs a;;~ociateti wftll tttc prtrpcrtyt at re~ic~~>ia~rn, adding; edtttrq4,, ~tia~.l verÃf~'it~~
prc~~sc.rty~ c~rata 3t~
including photographs via.:a pot-tablc communication eievicc; ata.d accessing thecc}llector sy,tem to Ett least one oI'r1dd, edit,. t,oview:,and verify tl-ic appraisal report associated v,.,ith the propei-t:y.
3 ' A aiieÃ}soti iti ~:lttc.lit~ f the stc s r~f: culleot#n~. ~s ~ ~` data related to a frst pr~~pcrty swr~:.atinb at least oiie of a fone and a xnarket grot.tp for the first- propcrty based oti tl7tw d4tta. whem iac.f'i zonc; includes stpli-t=aÃity of trtarket groLtps and each t'tiarket -rortp is ;eneratcd tiascd otz zt 40 least oiac otgeograplzic area., type, slyle, artd size r0.nge of tlic:
Crst; prolar ~ov; srGt-terating.a score associated witli the first pt'opet'ty based on at least one of thezQne and trta~rf;:t group;
111appang the scorL to tine or mi3r~:, cotitparab1e sales of one or iiiorec3i1-ter prop4rtics f-lased on at least ot-ie of'the scori;, tht> zot7e,and iltt~ tr.iar(:et grcrup; and ~?t~~ZCt'=~.t.artg an z~pprais,;l r~;g~os-t 4 5 fot'the f rst propcz'ty based Oti at teast r>rteoF the sc.r*rc:,the zonc., t.llt: tnark:ut grn-up, and r7lapp3t~g of'tlie scors: to otie or trtot!e cismparabie sales of ot7ecar more other pralacrties.

'l:'he method f;tartf-aet' ~~inprisi;ng mappirxg the score to onÃ: or m:arc comparable sates of otir: or more oÃ~ier properties inc;udes mapping thc score to a cash valtic of one a: morc ottiÃ:;i proper-ties b:xsed oat at least one ,,)f tlj~~ score, the zorÃe., atld the market groÃ.ap.
I`.hc rneÃhod itarthc:r cÃsi-npr.isittg mapping, the score to one or iticyrc comparable sales of one or rriore c.?.ther properties includes tn~.~:ppititt the score to a ci3rrerit market value ofnt7c or l (I morc other propÃ:rtie:s based on at Ieasi _-ne ui- tlic sc{are: the zone, and the unw,i<x: :r.rc?up.
A systeina Ãttcitidin~,~: a host systvai ilt.cltjd iilg aprocessar i'br prt~~~~,Ji i,--. data as4t}_:med. with a propcrty. i me.wory in communication with Ãiic processor l.oa= storing tttc 15 dat,,{: an irtptià digitizer in coamiÃ3nii~atioÃt ra :th the n~eniory and the processor for iriptitÃiixg the data iBito thc me,rttc~r~~~,; .~zci an al~t.~I~~~:1ii,.3~~ :Ãm "tored in t:lte i~~einaa-sr and acc.~~;:~ibl~ by the s~cL~s r for di.rewtiiig, processing c>fythe data bythe processor, wht;rà t1w application prograin is cori fl,~t3rrad to facilitate the stcps n4, collectin9 data relatccj to a first pr~puty; creatitig at 2() least one of a zone and a rnarket group ft>r the first prc-s1ic- rty;
gE.nerawig a score associated tvith the first pt=opertvbitsed on the data; inappirrg the scorc 'm orie or 7n.ore cornparablt.~ .;aÃes of one cir iiiure aklzer properties faaset-~ o;-i at least onÃ; of the score, the zone, atldthe market 25 group; and generating an appraisal rÃ:li,I)rt fior the first propertv btised on at Icrist one ofil1e score, tfxs~ zone, the raiarkeigt'c?u}.~, and mapping of the scom to one oi=
ryinre cair7parzib1e saier of'one or wore other properties.
A it3c_.,itiditig: a ttosà server for accepting ai-id processing Ã:kai.a. ilt connection ~~
~vith a propert% ; an appraisal database incontnit:Enication with tlic hcist scrvcr tor collecting data on the property and using a collectott system ~,~.fth(' Lost gc:rverto gather at least one of dat-a Ktndtiles associated with the property; and a 5cnrin _, ~,ysterri in communication with at' 35 least one ot-the host server, thÃ; collector system, and the appraisal database configured to zi.n,alyre at least one ol. 'th~ data and files in order to cal%rriaÃe a score associated with tlie, prope.a-ty; where the score is calculated using at least ogtc of a zÃ?neanrl aa:narl:et group 40 assoÃ;ia:lÃ;d ~%ith tfzu property.
A sys.tetn, including: a browser 1'br subrititÃingdata to a wob server~
vvhe,~. the browser aaid tl=ie web server cartiitautiiczite.via a t:oittii-,otticat''Ãort chaitnef and the data stJbmitted to tlte web server includes iitrotitiaÃ<ion in connection with at least a fit'st prapcrty; a co1 lcctist' system associated witli the wcb server f~g3- c.ul lectirig data_ related tc) tlae first propertw; an appraisal database associat~c9 tivith ttie web sc:rver attdin communication with the collector systczlY l:oa= collecting data ota the first propezty; and a 5c~~i .~ syst~;n1 associated awritl-i tiie servet= and in c.on-miunic<iiion i4 ith at least one of tlic collector system asicl the -"' appraisal database for crcatiÃig at least oi-ic of a roiie and aiiiarli.cl groLrf, ft-)r the iir:,~ p.i=opci~ty, geazc,ratie~g a scOre ;iss~~ciate~1 r~ itl~ the .Ã:~i:st property based oi1 the Ã~~tKi, arra~?~.~irtg I.fie; sct~rc to onQ or more comparable sales oforic or naore other properties based on atleast oric of the l~ sc+are, tlii;: zo.lw., and tlae astarlCet group, QAtid generatinD an Gilsprais.al report for the lir=st property based on tit least otic of the score, the zone, the market grotip; and rtialapi~ig of ihe score -t~.~
one or riiore c;on1paralals; sales oFotic or zrzcre otlicr properties.
15 Brief Deserlgtion of tlYc Dray~tit~.~~s Exemplary embt?dinYCnts of the: present invcnti=F are described in the ~:orntext ol the appended drawing 1'jgirres; -w13ere like ni:tmcra.ls.desigate like, elements.
F1C=,~. l illustrates an aplit=aisal systeiii in accordaaic.u witli an exc 7p(xtry citrobodiiDettf of p11t. pCL.SCIIt 2:[lvE .I7t1C:n;
Fl;. Y illMstra.i.es an appraisal sy:stet~n with a scoriiig system in accordance with a1l L.:=,Gmplary= embi3dimk~rii .l'tlzc present invention;
25 FIG, a illiist-ra:te:s ascrecn sliot from running marl.ct analysis software oj~ a ,~uriiYg s4stcm witl3in aiY apprziisal systt.ixt in accordance with an cxc.niplai'y en~boclinie~~:s oFÃ.1~e present invention;
36 li IG. 4 illustrates screciz shuts froin runnir~,:~ niarke~ analysis 5oft3varc on a scoring system Within an appraisal sysieni ih a4uordance ~4-JEh ati cxenipi,<ry eitibodiYiieiit oi't:he P1 s;sent i:nvetltion;
FIG. 5 illus.tnttcs a scrceii sl-lot. fr.oii-i running rr&arl:elitnalysis software o[i a scoririg 3 5 systcn1 arid a graphic illustration ol'cos~~partai?ie balancing o#'salcs withiti a.n aplaraÃsal sy =.t:crl in aecordancevviih -as7 e:,,t~ni(flnry ennbc?t?irnen1t of tl-ic prescm inventiort, FIG. Ã4 is a florec-hart illu,& rtinganicthod for crs Itit~g appraisal databa:se 105 in 40 accordance rN ilh an exetraplary embodiment of the: present itxve- ntitxll;
1"Rxs. 7ar-id 8illus=tratc mapping ol'comparzible sales to Cs4uScoreTN1 scares (or valt-Ec.s) in accordaricc witli aia cxetuplary etillaoditnc..nt of tiic present iiivention;

1'IC~:~: '~-l~# illustrate e~.::.E~il?lary Grt~.l~~z~iii-tic~nt;~ ol:=tl~c~
graphical ~.iset interface ;-~l n~~~l'l~~:t ` ~
analysis .softwaac 203 ruboing on a faortable coixt~ounicat:gon devÃcu 1501 in accordance witli ait cxeiYlplary~ embodiment ol`thc pi`esentinvcntiow, FICF. 15 illustt ates k3eriiication of'd;ata Lt5it3g +Gt'S saÃCilitG Ã1i-JI) in accordance with a.ti exeniplary= enthodintent uftfbc pre5ertt invention;
=' 1=`MI. :6 is a Iltzwcliat-t illEtstrating a method t+x analyzing one. c:r rnorc roncs; market are 203 to generate a value Fbt' each groups, aÃtd c .mpat ab[e sales using t3Tari<et at~alv j ; .4A ttY
property based oti one or mcar., scnrcs in accordance writh ati. exemplary eti-thoclitytcrtt cat"the preseni inverttion; a.nd.
FICi, 17 is a flowchart illustrating a inethod #ior atlalyztn,_: .xnc: oi'morc zones, tawE:ct groups, nd ccsmpar^lile sales rasitig market analysis software 203 to generate a value -tor eacli.
pÃ-~.~p~.rt}~t~ascd on {~rte. or tnore scores and i,~ratl-Ãiite llle r~ti~tt;t~: in accordance ~:vit:li arz I~
exemplary ernbosiiraii-nià of thQ p; e:~ena invention.
Detailed Descriptioat The i.~i(~sent: i:7iVcI-I6,)n. of'property appraisals incorporates physical inspection, tirriely ~=t~! s, atid acctyn:ao ttppraihiÃig of piop;;rtie~. A propert,, atl7pi-aisal systen'Ã 1.00 of F'lG. 1 ixM-lUdeS a COllCCit=.t- s4'S.tC:M 10 l, aai accotit2tint; systwn 10;
ai).a4:c;;-~~tn-tin,, database), art ;.ip,~r_~i zil ci~tiabas~ 105, and a scoring svsiiwir7 201 (it~. t'lG. ~?)hn accordance ~~itll aif.
cxcmplary cm.bodit~ivnt of t.hc pr~;~4urit invention. Ct,rstot2ieB'(:s) 107 sttch as individuals, banks, insurance ccrrrapan+c.s;,:2nd oti-tcr entities can order residetitial and commc.rcial real ;:5tatc:
appraisals ovcr ilic #titt;rric:t usirt r appraisal systeÃ3i 100, l.lotne Qwtiersliip has signifieantly increased and as a iesrtlt the total volume ol t4sidestti 1 morcga-gcs hras sig.nificantlv ir7rwr'c.a5ed. This increase has prodi:tct~da large pool o1'mor'tgage hackcci portl'oliEis, that baiiks buy and sell regUlarly (depending 613 risk eXPaSitres'). Appraisal systcaln 100 Cac-Ã t~C a one-stop shop -for lenders requiring ttiottsiirtctso:FappraÃsaIs. A lender czti-i subs;---ril,e to use a.pprÃi is#.i1 systQt-n 100 for a pred e tertn in ed pe:ricad of't.ini c {t..g.t t h c I ifo o f a iTi or(u.;age),. wi) s,.t'e changes in v.aitic oI"a property based on an appraisal catl affect tho vithie of tEie equity in the property on a daily, nt a-ttlily, quarterly, aiftawtl basis, or any other perlod o-)'timC:}:
~.t3 Appraisal syst:em 1.00 can cs~i~ Ã:l~cz~t zt~ and timely appraisal itifoÃ'mation withotat 1e.ntlcrs calling on nittltiple appraisers in diC:.ivrerit regiotts. For Lxan-i'ple, considera ls;ndcr receivirlg a _rc fi: report ~~~r a~~~ trun~ providers 5r~eh as l C~Ã fll~..f~..~rõ~ r3r =~Cr~~t~~;t~r3it~t~Tr~s ~.;~prais~xl 45 sy:~tesn 100 ol'rers substantial and ccoilon-tics of.,:;c.alc;. Appraisal systctn 100 Cast gc:.net-ateL3pprsaisals ror lenders faaad banks st_Ãch: as NVELt.JS 1 :A.RGOTtvry {u''tti~t'otipT.M.
WriCN:OVIAT'll, and C;o?tirit.t-ywicit `I.Vhese entities t'rirqtrctit[y reassess arid tradc ~

large t~aortt;crge-L.iackei~ debt securities for wliic:la tl-icy desire f<rst and auurate valuations. As tlic iiurnl:7er ofrezal estate -riarrsactions and inquiries grovv,, sodoes i.l~;~~ delsi.re that fetiÃ1ers, atyttr~~~f! cY~;r other ~ Y~nti ,> f ~
~s~: receive c ~,'at~.at~c~ up-to-date ,ippraÃsa] ii~ft~a--s~atit~;~
;~~~i~;~.lr~ {C.t,,, instantaneously or L2p to zlS hours). Appraisers visit the property, collcc;tclatti eomj1toFi data), and ecinflete an appz<,isat i'opcrrt 206, Appraisal sy4tGm 100 consolidates tõ,d5:ing t..omi-non data aiid substantially ensures iÃs accuracy as soon as new neighborhood data is avrrilab.le (c..g.:,providangan. appraisal instantaneously or wlthiiY 24-48 ltours). Appraisal st.>~cln 100 c:att shorten the i!ir~ie it takes to geticrate a USRAP (U
iforrirt Standards of".
larot~5sional Appraisa.l Practice) compliant appraisal fr'nni i-ive-ten, days to insta7-atly or witlilii seconds (or ti~.? tc, ig ;:-ioursÃ~~pegidiaig on tl~c detail ti..'sired); For example, appraisJ s::5tc_~-n 100 c-art be used toappraise every lic~i-ne or property, on every street, ofle ho Se or property at a titzle in cntire cities i11cludit~-, compliance witli i_)SPAP star.idax-ds I
aj1d 2 (e.g., substantially 20 faster and m.?a'tr, aCci;r~ItC.iyt:han a taxassessor could d<a.). Appraisal cysteiYt 100 can also iipdate tiie valLIw of e-acl-i property oxi a timely basis [e:tg., daily, weeklyamontl7ly, quarterly, or arinua(l;F}.
>-~5 Appraisal sd. s:~1Yi 1 00 eati inipr~.~vÃ~ accuracy ol`t}tc appraival to over 9t3'.'I?, (com1 vx re:d to 65% from the ne<:t best altern<it'tvc). Alterylatively: appraisal system 1 00 can al;iobe Lxscd with atz order niana,Loa.ieiit systcm (e.g.; Real:inkT711 ~v.Stetj.j:) tO
iVeCUSMM.er 107 a eiloÃcc 30 between aFi instant appraisiil via appraisal system 100 or ai7 appraisal deli.vered in tlie i.a.litional way (e;.g., over five-ten clays). "1`his tlezibility alloxs s appraisal syster1i 100 ticcc:ss to lr.ndurs; sucl7.a5 Fannie; MaeTM, WELLS F'A.RCst~TN~~ and WACF-1:OViATM, all of whom use ;a network of 4,000 appraisers t%=on). tiiiae to tinte (c.g., via the Rcalii~k`r~,t system or aiiotlici-orÃ~er management system), kN-'itti ret'ctreriec to FIGs. 1, 2, aiid 6, propeit~~ data is t~~Ãi~ercd, va1idaterf, cdited or corz'oc:ted, and forntatwd in order to b~. able tt} gerierate an apprais,al report 206. Prope-rty data 40 is MtiaÃhered in text, imagtw, aa.idio, a.iicl vieleo file:; fSLep fr{l i:l. A traitied professional ~3};~~r ti.5e:r; pl~ ott~gt~~~~~l~~.r, vieleo~;,~~ap~~er, or t~tllerl l~l~~~to~,~~a~>I~s {via ~:.1 i~;ital t a~~eà ~r or video re;-,C,rclc:r;l and 13rcpart:.> audio Fileya~out various pieces ofpropeaf,, watl:in ~a pF=edctea=a~ined area. 'T'lie appraiser, p(}c}ic~gra13li.et`, videttgraplier, oi, other traiiiG:d professional can be the same persoii or entity or scparate> The photographer walks ttie street and carefully .l'ranie;
s.wh photoyraph to view ilio rnost important as;p;..r.ts, of tl-te hojne, l_Suilditig, or other real estate. Fcir exasrtple,a trairier1 photographer tnoves throtagli a zone (e.g., an area defined by a zip cixle) itsing adigi~al cannera with voice recording capabilities arid cal}tttrc.s picttir'e;s of f?rOpc:ri.ies plt~S aLxdi.v c,r sound fi1~s,~A,-iÃh the assuciated Ktddress:
oi' (lie, property. Tlie p(i towraplaer can~ photol;t`ap1Y eaclt prcapcrty ra.trdot-nly by recording aijrir`bly tfie addresses for cacii photog Mph in the zone. "l'ypically,after taking the photograph, the phoiogratalaer speaks the acldre,ss of(lie lpropcrty auclil"?le: irttc, tEle camera's audio -=ecord function, .>.hich creates an clip that. is associated witli that partictIlar photo itnage. The l.~hotographt:r i;au~a hear .sOlInd files while 1<<1'441 the digital pictures with related address data f-ielcls. Files ar,:.
irnpom?cl ititt) aplsraiy<jI 5ystetrl 100 :<nd address data fielrls are tagged 4e.g,. via the Intei-iie.t ar any ~ict}~ork} (steps 603 and 605}. ~:.:r c;~amllleg a photographer c(in setitf the data trom tliL:

~~ld (sireut) to. collector syste1l1 101. EdSi11g R MiE:PL?SGft file (c:..g., Access DB (C)1` database)) or MYSQL(snffÃw3rc). By trslt-tg digital photogri3pllv and ~tat~-a~f~tl~~ ciz!
t~t ~, collcct~ar 4oftware. ,,~itlFii; oollee:tor system 101 impor ls attcl cargari7e.s the pliotot4raphs,: ~ind r:tidio clips yerteratctl by a photographer ii1 tfic geographic area. The5. l-rlc;; zs,ttrl iiicltrdu s.:tallite plt.otos and otit oi- more inaps, iv(iicb permits ;:tcctyrat.e recoa'ditig of GPS
(Global Positioning Systeili) ~ coc?rciirtate5 ie...?., =-~y ciic.kitig on a roof-top within the satt.llite photo).. Di.git.af p1~~~o~,r~lphatld sound files (ic, i"t'c-Cli'L( tCtt: address) of Cacll prf}pe1't'4`
a.[;:'.c.{]mpll:d into the collector sy~!rÃ:T"al 1:111. Collector s} atcttl 101 allwu s a user (e.g., an apptaisc() to iil'}port tcx audio, and video files triitttte ldtte.i-tict or any network.
Collector sf+st~;'ii 1{}I generates a database (e.:.., Geol~'ic.~~~
~:c.~lle~tc~r database 12 1 j with tho phottigrap(i ofeaf.17 property (and can inclttdo thc text, image, audio or sound, acid vidoo iilc's). rrliis c1ewjic "I collector database 121 of ii-nages and v<<rfE?1itiurt, can be used for thc rcal c,t<lfe, Mortgagc, and insurance hit-ltlstricse among others, gj~cm~s over tii~ie N'Vith aeidisi(Mal prope.ilyr ittfornnKition, and is t-pdateif cOtAstiAtlt1}'tt}
ilrtaiiit iir< <ic^oracy. Collector sy`tein 10 1~erter~ttcs a Gctitratl ~'1stial database a cc~nnpreh~:nst~ ~:
~'c~ii c ,t sr e, photo fihraryj rrtxo-n tltc Cieop icTl~.' ~.W le.i;to rd atahase l21 t.ha [ allO~.~:
~i sers to view pi-o p ;a-ties at I he street lt`vel 6om their cornputt:r (e.g., Wher4 cach property can be accessed by address).
P11oic> ,r1-1;zkt_r;s txike l}it.wrc s of ytl] :residential, coinmG.rc.ial, -Libtd indttstrial properties 4vithÃil defincd gt.og.rhic arwas ~~ .., zoties). Images froAti tltcse :~orit?s are compiled into a. cciittal :~~
vx.sual tlatalause (e,g.,a GCOPic'rT11 collector database 121) withiti collector systeti-i 101 _ The aeol"'ie.T,M ciJllccEor diatahll;ise 121 is a 4 i.stial c?atallase of resideiitial, industrial and c:omntc:rc,ial .

lU

prC)13C:rt$Ls in I]]aj , o' cities across tf3e U?ldted Sitllc5 (or a11y ot.Iic- r coiflltrd', 5tate, region, or area). Usuig the GcoPici'r collcctor database 121 cuts costs and improves cfficicncies roa=
appraisers using appraisal systcm I O(I who tradÃt.iariall~r have had to rÃ-~rc~::~r4I ti~~iÃIi this a#~en arcitrcaus process odi their oxwr't.. {_'r 1lwctor systeni 101 offiers the real cs.tvao mF;tkct an aft'drdablc aticf efficient aiternaÃiwc, to traditional property Ã:valuation methods. 'I"lae central visual database within collector sy,teÃxi 10 ( rL:d:tjLes and often clirnÃrÃatc5 tlic "1?icturc t~:l.i;f7g"
titi-ro, and cxpensc currently uxp.;r:enced by appraisers, rr:aI estat.e agcrits, and otlic.rs who rcqLiire visual hn34;e5 o.1'propcrty. The central vistial database allo-ws clu:alifies1 users access tc; .Ãt cnoriboLÃu property im eÃrtor} aiad inl"oTmation instantly or withirt s;v:conis. The central vi.,nal ci itaba5e can also include aVisLra1 Yellow (VYP) (e:g., wIiere ,ip;-+= al;al syrster-n 100 partz~ers witli Yi:Ilcakv 1~~~~eJ-1=Ã directories and oriline rix<ipping sites such as GYoogleTr+a, YAI-I0C~_~!'r"r, aibd UI;APQ(li::~'FT,J), As 5trci3, local businesses .:.an post interior picÃtar<s of M [1ictr stcrrps arrd c~peratior-Ãs ~ia5r,c.h oaline cliri;.otories, so ti7a.t ;I,pr.iyscrs and costonler(s} 107s can havw access to more detailed iiiffirr:n.atiran: SLicli a.ce,Ã3tral ~-isual database carl lic tised in var;out; Otlat:.1- ;.acl>_:str;e: inc.,ILÃdirt, Pt}sic,.e d.~atrt.tttcnt, fire department, anibttlzÃnce, city I}(;Ãnriii:RD t:.:ty --nLincGring, busin~~ss plarinirig> busir-iess mana.-esnei7Ã, retail Iocatinri stt.tdiÃ:s;
con,structiort 'Dic1s and qurates, ir-iarl~c;Ã.ittg of Iica3ne improvement materials, marketing ofr~.'tai1 Nt:Ã: ÃrIC~S service (stteli as iÃ-iterir7r virtual tours of retail sliops aÃire-1 sc.rvices, that lizik to tlie cxtcrior p11oto); aridG l'S (Glt}bal PositioniÃig System) navigation s}rsicm.
(e.g., showing a ~0 plioto of the dcstitialiori).
Quality control of files and data is I~~:rfc~re~~c~.~i via appraisrzl .svslcill 100 (e ,~., text, itiiage, atÃdio; anci vicleo files ir) collector s} stcnt 1411 and/or property data in apI..}raisal ~ &.0_, \ Qrifiwd, or othenvis.~ evalt:atcd (e.g., in FIG. 14)) u4ttab;?se 1.05 can bc reviewed, cbc (step 607). Images are uploaded by the r.olleutor soffi.o are assr?c:ia.ted witl-i ~'rebPicT~1 collector database I:1 to qÃ1<:rlit~l Qorktrol ~ersonr3el anr.-fcollector syst:ctn ICtI.
AI`tcr quality eontrcrl 40 and/or rcviewI.~y the pt r:,orrcl. t[ic iÃala.'gcs withitl col lcctor systcn) ]00 bcc.oriic rea.di 1y a~railaLYle for use by appraisal srrstc.m IW A qialrt~~ control ÃmeasLire clyecks c.acla plaofm,-raph (aI1d can Gl3G''Ck the text, rnIage, a[iCIiC) or SoLi11d, ()r V 1Cjio 11 ic5 ) for lI7aL'.t7rret_,t address, de.".,Lnptlt l7; or tax li7fiSr(17c.~Tt::it3T1 (iLi411 as agI:1iR]st El E:oLlnti isse5s1}1' s Ãr1iortl7.atEoP3), Plc ilEial]Ey iS5 . . . . . ..
f c.aÃitrcslalso irieltr&s review of photc7graphs,text, itnage., audita,ciz'videc~filcs tolare,.ent vÃolat.ion oIl~.~.rivac}f Iatis disclosing contiderÃtial inI'crriuatAran, i(terttificatioti inlornia.tiziri or images, or oi:lier tvl7es o:fclata or intortriatioii). For e'mintple, review of pliotographsF text, iraa{Jt, audio, twr video fi[es can inclucle rerrrovirag or elitrAit-zaÃi;r, personal re'1e:5tiliers (e.Ly lic~cnse plate nunibe.rs >'i omcars in tlwtlle;., r3airie.s visible on or around the hOuse, peolale in or arotrnd the hotrse)r identityiti; syrnbols (e.4.~.. garbage on the lawn, r.Ãrziqr.Ãe str=Ã.rel'trres on or around the ljroperty)Yot' other undesirable infiirrnatioÃ-t (e.g., poor photo-,r<.ph tlttaiity, poor framing ol`phoGesgÃ-aph, or tAlier). A database or clat:tr in arl I-I`i`N1f:
(HyperTr Lt it9:ir,.ul3 Ã_:ar.ngmage) file) either within the appraiser's portable co5ilttl;nieatior -device 1501 or sAritlain col]cdc:?Ã~ syst.e:trl 101 (e.g., G:.oPic"F:lt collector database 12 1) Ãs quality checked. A
=oti;lc.aliOn of quality cotitrol farilures orerrors cati re se t tothe user (e.g., via: aÃi arÃtornatc:d c.niail),allowiÃt(y the tiser to corr. c.t t'=te f.ailtrre or error take anotlwr photograph, r=t;cord video, or correct other data). Collector syPs[em 101 p+_,ririrrris various adrlt=e,~s matching aritl t'orniattiÃig (e.g., in accordance with the United States fxostal Service sisar2 tiards or a.tloglter 2fl desired ~~tnndiarLl l . C - . i xllector Systerii l 0 I 11-orinats and vahdatcs carcli address for each plt~~t+~~~~~lalt (e.g., photographs can be i~.t~lc~ S_~rt a file server). l~or exa.Ãnple, ( rÃnaÃ.ting c.aia include rzieeting L)tiitcc{ States Postal S(!rvicQ, postal standards.
Validating cari 'ti~ci~idc-.
c[iec}:ir} tlie prc~s?e.rtv l:xti: agaiÃ~st a ec3~~tlty :~~s~,~st3r'~
~~ares:l cla! a 4c 9., in SQL i`~ rLi<.t~a etl QLÃerr .;,,a11gtrZ-1gu);1, 1-iiQ f)110t,ograph. (and oi-Aionally the text, iÃiixigG, a-Lrciio or sound. or, video liles-) of each p;operty, aloÃ~a witll the 1'omiatÃLd address 7rÃfkirÃnt3ti.oÃ-i is integrated wiÃli ureli Aaxy failtrr'Ls or errors in.
the tnatching, :cyraÃatting, or valiclkati~it, process are ret:c}rdetl;re;;eatched, and corrected.
PPatisal s"ite.rn ] 0(? notifies t1ic appraiser or another ,::-Ãtit:y if tlrere is -a clrialitZF
A
control error (step 609). Appraisal syste[li 100 via. cOl:lg,;W)r q-', Sit,~111 1 011 fOrÃ-nats and validates the files a.Ãid d(step 611). f'-t{~ ]~r~.iss~.l sf~ster;i 100 r \e.`u`.e v r_1 ~.~~lleetc~rs~~sicii~ 10 1) . .... . . data Y F"F' ... . . . . ..
ir~, rs: ~tes the liles arrfl data into ~ippt=aisal database 105 (stop 613).
Appraisal systern 100 allows access to rhe files and dat~ilrt appraisal database in order to gerjerate ot7e or czot:
appraisal repur:s 206 (step 61 ~), By ~rlotp~rapl~ing accessing data, 17er'.fc~rt~~Ãt~g q~~~tsit~f coiitrolavalidatiÃrg and ftsrma.ftitat~ data, appraisal sy:stern I00 creates arl?:aisaI database.. 105 for Lrse in appraising p:=ol;ertie.5.
15 Appraisal system 100 creates appraisal database 105 that ittClUdes &~t,(z f.o, fill in a var>t:ty of appraisal $oartis. Many iadusta y standard forrtis do riot require an ;ntur io.r iÃt ppeeiiorrq but :.uch slaticlard fiorÃits, nxay reqmro clotailed ies4ar'vh on rilat'ket conditi.c+ris fcxr a particular prispe rty. In these iristaryoesq ~pprai5al sy=stean 100 cati del ivor aIJSPAP complaint appraisal report. 206 fiistant:ly h1F UU101-Miiio.t311y tt^a.nsfei'ritig the api}raiser's research iryto the appropriate t:om; ,:t Ã~~e mot~aor#t ol~`.crder. This research {G.g:> dam) coiald Ãticlride prol:sertv attributes and phuicgraphs of the sulljectprcapet=ty and all comparable sales u7ong,w'st,lt: the ~~praisc:r's research, comnients, adjUstMents, final value estimate,~nd.
stignature forthc :;t.zhject pr,)p~!z-t v. Where a particular data point is not contained in the appraisal database 1 0~s.
tl~eG local appraiser can collcct that iniormat.ion aftea' tlie appraisal e3rtier: For exiiniple, the appralsal database 105 is t:.oirilaatrl?le with the 1.1iiifor-n R~-5identi ,~l Apt?raisal Repos-t (1=u..IR-AIl) fbrw. Thc LIe Ak is a. standard appraisal #orÃ:;~ used and recornizecl by the : cal estGite inrlrastrv for iu(1 ititeri~}r appr~:is~~ls tit;aÃ.:i3c ct~;i~l~;ct4.1. 'i'ypic.alf~.
Gf~ch z'c:al estatc a~prriisal tho.
Utxited States, for exan-i1a1e, rc:quires tfn al>praisal by a c,ertifit<cl appraiser whosewot'k is llSl',,l:I' (Unifurni Standards of 1'rotessiona1Appt'at5.31 Practice) compliant. WiÃhout t3Yis zir?l,r :s zl, luntlers t~~pic<~lly cannot l~~<~s~~act ~,4~it~~i ct3stc~nl~.r 107 nor will lenders be ab1~. to tradc, their loan portfolios with other parties. Tftiis, it i~i desirable to have appraist ls that arÃ:.
USPAP oon1pl1atit.
-?5 Appraisal syste i 100 uses a liestlr.~zidirtg cycle tci retrieve data from collector systeiii 10 1 (e.g., fi'om a collector database 121) atid/or appraisal database 105 ar7ri airtc?matii;ally popu1atGappt7lsal and/or property vrililat.ion ftstÃ'D t(i be tised 9czr agaven ,~ro~~~~:~ x~p~ar.~i5~1 in the appraisal system llkt} fw:,., tlte property Lrp~rraisal carx E3~:, delivered inltti~'~:ii~~tc:i,, to 3~~
customer 107). A ltotlwairj,; cy:-l.: ~~m include a rezluest for interior inspectioaa t>t'a p.ropcrty (c::g., ct~stamor1(17 sends a requcst to app:~nistt:lsyste7n 100';.for tlleinspoWtion), appraisal ~~i,~m 1 00 receivost:he rCqt3e-sà and seti& a l.oi.loacf repc~i-t to an appraiser (e-~.~;, after s:tep 120)~ Ãlte appraiser does a physical inspeotic>cl of the property, and the appr-.ds< r sends the inspectioii report to appraisal systern 100 or directly to customer 107.
Appraisal sysÃeTn 100 can receive t13c rcqrtc:st and send a hotload report to an appraiser. T17e researoh wltÃch lias 40 ÃvpiLally already been c. inpdeted is imported into ~pprais<i1 database 105 (e.O., taAitionally used for L3ppraisal repoi-Ã preparation). 'I'lic appraiser can doa plYysica[
it~spectioti oft.lie property and ti: ncl tl-ie inspectioii report (e.g., hutload rel,oil after step 120) to appraisal system 100 or ~torc.c,t~l.~r to c~:stcatne~:r 107. Validation zan also inclr.Ãde oor:ro~=[i~t~; ~n~~ errors ::~
%N-Ãthin tlii co.unty tÃssessor's parcel data {e.g., e6lid1g the data within appraisal datal~S<<se 105 clurin~,~'ttae hotloading c;, 60.

It would. be drr:srrable, for appraisal systern (4)0 to ineastire property values per ci.tw, zip codc, or neigltborbood.. Suc1"i zone cart be brokerr down or se;gnier7ted inio S_)ne or rrioÃ-e rtrarket groL3ps (e.g<, byr a local appraisal expert ownii1g riglits to that rexne); For c.TxanipIc,, a pariicriiar market group may iiic Iryde the 1jropeP~ties that a.re almost identical to one another within a particular neighborhood, a siiaglc zip code, or multiple zip codes depending ezri the 1:vopertv beir3- valiseel. For exainple, a particular r~~ar1;eà LtoRrp rna.y iÃielu(Ic aParcicrÃlar neighborhood wlt[-riri a zip code; a single zip code, or multiple zip codes depending ontlte g~~rol-ertybeira~,g valued. A rtrarlcet group cari be: scgmeÃatcd by niarket na3iic, such as by a sut.fcÃÃv;~sion, a c i.>aurtiunity, oÃ- a predeterrtiiraed geograpilic. b unda:ry. Appraisal system 100 i~le,~e fi4~ nv-ti=ILr.t <<roups by )rg-anizing all thcdi#ferent properties witliiit azoneinÃo, griarrps (suo1i as l-level, 2-levet, sili.t=levcl, contemporary, ai1ci tl Eikc.)>
Appraisal system 100 caii t%c:rthc rse1iarate Oc(Z typo _ fgrot_rp i-y.s1xc groups (5vch a4 1600 w l90~'3 s~:lÃaare feet in orIc;
group, I900 w sqcÃ:ar<, fet:t in a second yrou1?, and soor). Apprai~:a1 system 100 can 1'iartlie.r separ(ite tlae.se gro4Ãps by external featr.aritis v1eN.v, 1oQ<2tior on a til:isy road or golf coi3rse, school dastt=ict, and tlle like). In one exat7-inlL, the iiieni.ification oftnai-l~.et -roups arid siibgrotrps results in tEr~ ic1entifica.tiori ofapproximatel4r 30-7 5 rnarl:z:fi: group--i Witlain Q3ie zciiic. (e.g., 40 oi1 average). In FIG. 4, pr=oper-ties can be disirilyutcd it}tt? Ãnarke4. gr~~ups based oii simi[4iriky of a niimber of property attribÃtles (qj.. 4 1.c-y~ nsoperty attributes: l. same geo4>ral:alaie area. 2. sar-ne: type of properts; 3), saiiie style ofpropertv;
.u3d 4. '_4tnilar size z'arige of'property). Each property is ~istiignei1a vLilue I}r tltese four attributes Litld like properties witlh the same rating at-e: grouped t_o-etherr to forni a iiiarkc:t group.
`l'hc local appraiser expert 5::1cct5 a u.niquc; sed ofre:c~ ~int comparai}lv sales tc reas:h riiarkei 4~roup, which z3rc utilr"zei to deL.eriTrriIe the l=j.lL,lg and low end f}~l~V4':3lLiL': within t11e 3Tlc3rliet yr01p. The value of E'%flcb hF]ITIe within siicli gi-oup is ad.jrzsted to telleca liie difftDretic~.~s observed by the ticorirtg 5ysteii-i.
Maittt groups can be adjusted and iÃIsdat:(A pi_,~'iodically {c.g., every 30 d,ay s} layanalyzing (L;g~, propqrty listin45i,MLS {Mttltiple i_=Ãs[ingSLrvic,e) hstir=itTc, or oft~Ã ) tfiat lyavcÃrarispired dirrigig r:llrat period, Il there is no a: tiwiÃ-y tor a p rficu1ar rnErrket groUp for a p: riod Offirne (e.gõ 30 cIays), then values can still lie jdji.tAed based :M data fi-otil) other ;Fa`outas whir.:li support ar3 overall trencl in value (eitlier up or ~owri).
An inactivity report ccui b~ gencratc.d for this market: grc3Lap, il' desired.

Appraisal systerri 100 organizes ttlc text, image, audio, aiid video files (e.gi*, plz{3tc;uraplx and sotiilcl files}, ¾onn:1tted address inlbrmLiiiun, and. each pro~.~et~E}r`s parcel inEmtiatiott. Appraisa1 r t 0~3~.ise:s tlle text, inl:~~e, atÃc~#ic~,~nÃi video fl~.s (e.M.;
pl-totog~.-apli arid sound flÃes), #ai=rsiattt:,a~ address iylft3rnxFtitiun, and each pr.opc:rty`s parcel information to scoreand si{,tm-t3ff validate) c~acti proptirtv's value (e:g., in a forle).
Ã.t7 Apprai.sa! .,v;~t<,n) 100 intelgrates information zibout a largenumber of properties Ã?e; zoiie (e:p., por ticigliL~orhood. cornmtanit.Y, city, county, state, t'egioti, or country) aiid t:,,,~~s this ii7fermation to provide fast, ac:Q r;itQ Ã?roperÃy a:ppraisals foseacÃ-i property. Appraisal 15 Ã3ataLsa-sc. 105 is pofar7lated with Ã3f;{:lcc3:f~~apÃ~s an~ data abotEt each property for each zo-ie.

ApplaIsa1 S~'~~C lil 100 'l:all iiG=ct:.sti or p1dr+u:Ã141~t' co:it31.io11 d<1tU fICo?(3 tttlG 3n.sill.-l'tx i:.?mpanles (5taell as l~irst. A.iiiUr.icanTm artd. Fidelity National 1="inancial'") -as well as frkltn counzv tctr:
WsaCssors, MLS (Multiple Listing Service) and r%` ionaà realior boards.
Appraisal systcni 100 20 can alsoacct;ss eac:li app~~~aisur s e.b:isiialgdala. ~For c:xaniple, c-i zone can be deriiled by onc or ritore zip c~~dc's: Zip codes i;,hetzl._g~; over time, although the 1'.Sounrlaries for eacli zonc. do not t-teed to. !n one c,,tiarnple, each ronc. E.; idctttified bast.don a census tiic 0Ã10 census in 25 tho Uriited S.alos) witli ai-i avcraLc of Ã0,000 properties per rorie (although th.cre~ can be ~~iy IILTmbCr ot p3-oÃ7;rEla:s in a zCTC3v'):
In one appraisal system 100 organizes thc iiles (e.g., photographs), iom;atttij bt&resv itifqrrxiatiota. and each property's parcel irtCorn-aation into ari online apprais,,.l aprlicaii.-it1: 'Ta address the magnitude of appraisiÃ3- millions of hon7es across a countrvilte LJrii:tt:.d Stwes}9 addresses ~~Q ,;,'=nented into geographic zones that contain t3pproximatcly Ã0,000 addresses eac,h. Zones õf-e as-siM=r~ed (e.g., sold) to local appraisers \v?10 can aid in thc: miaÃysis attd specialize a:i ncier`tandittg the valtse oevcrr+ property in iFieir zone. l::,ch appraiser can add deta:iÃcci property-specific data to each property witliiti illeii-zono: c:;~ch =apprazser can aid it) maintaining each prc~~crty':, daiti ctirrojit aiid adding rtQw data 4 iy fiii- each pt ol3crty as it becotYic:s, available. E ach appraiser caii go into the field snd_judge each propert5.;stafsjectivelyanrà rank itttndcrantinllaerof predetermined, recogi-tizr:d appraisal rieÃds. à ftesc ficlcis ~re recorded izt .1l,s,r-l ~.~latabasc105: It is each a} ,pr-tE_cCs 7ubiectivity 45 aiid physic:al iitspc::.tic3n uf eac(i, property Ãltat allows ~al.~aprztis:al systern Ã'10 fc} provide alccurate valuation ofezicli property. Appraisers that pttrcltatie oiic tyr 1-nczre zonesfrotii appraisal system Ã:00 ofi:~.}rt have, theirowii teams of a.ppr-u~sors that collect riiita artdprepar'tr appraisals ov4r- Itzc traditional five tol:c,ii day txttic frame. Appraisal Gystcin 100 represents a cunsolidatior= opportunity of a~a =ery fragmented inclustry, providizig, a lcvci of standardizaiion ' SOttght lly A'e"tilatU~~S and itrstitiatiorsal tist::rs ot'apFraisals, Ati ttlal?raiscF- ;vith already substantial voltttnc wortlcl be able to pt.rrchasezc~nes, wbicli Thc:,y consider to l~e assets, and'.
Ãncrcase their owti ~.~usdncss as a result. The appraisei= cnwi gcnerafe added rc;vet-lite, as the customer base of apjaraisal sylswrn 100 -,r~.ar=vs to include 1) i=th-volttgnc regional?natiortal, and international lenti.cz-s that reqt,est many appraisals at a time. Appraisal s;, stem 100]afaz,i&:T
added ciJ icicn;i.y to the appraiser, vvhich: in ttirn can al low that appraisct= ar7 oppOl~tut7ify to 1.5 ltxwc.r overhead by rctlttLir?1c, t.Fieir appraisal pursor,ne.?.
AppraiS'C:; <,':StCM 1 00 UsCs the #ilt~s (e.g., 1-ah~.~ttagraphs),fornlaucd addmss ial{?rtxration, (vrcel irtform4;tiuta arls.~ a t?hys'_Wai tippraised-'s itaspection of each Frop~ riy from the street to seoTe asiii sign-off (c.g., validate:) s:.acli l~az~~~~3't; `sa value. Apprzisa!;yst.ern 100 integrates the data tind value csdnt.3ts:_s fi-om 20 t}tottsan& uf~zonc5 into one comprehensive, nationwide database (c.g., apprais.~d {;rtalb..:e 105) to provide fast, acctirate prtapet-ty appraisttis for aÃiy property customer 107 may reqtum.
or desire an appraisal fot-r, ~D_ In oiac.: cxar-nplc, uttstot3wr 107 lsags iiitn niRpraisal ~,}. st~,m 100 via the Itzternet or titiy network and requests aii appraisal of a propet ty # stt.p 102). A search (e.g., address search, parcel rttimher search, or otlicr identifyittg data sear-6.1 is peri"car;rwd in connec:Ãion witli ttle 30 property (sÃel-?1 04). Oncc the property is founs3, cListc~ a.ler 107 cari view one or more phottal.apt<<a tirtd property data in collector system 10 1 (step 106). _[1f cus-Ãrrriier 107 wants an appraisal for the property, customer 107 can request att appraisal report 206 ~stcp 108}.
Oustonaer 107,can sclect. 111i:~ typi c+ft6>:rnaÃ: for appraisal rel?ort 2Ã~~
(Q,.g,., an exterior based ,5 appradsa1, ati interior baseclapFraisal, an extaior and irtttv.rior based appraisal, a ;~~~ecial.
t=ec]uestappra#sa1. or ot}ler) ti~id this eccluest is sent to collector systetii 101 (step I 10). At any tiiiie, sari apprais4.r cati adti< edits car verif~; data and photographs associated with the property 40 (stc}) 122.). For c.xami:!Ic, Ãi';o appraiser cata. use softwnrc. Valtac Allaly.ÃiCsTIM software (;:.-,, vtlltie:iplorcrqal solution or Strategic Management atici Business Consolidation Planning tool;) c.i Mi4rosof -t .FGS=fOn,i~:nce Feitit S'ez 'Vtr1.1~11 sc7fttÃicsti tjsinghlit`:tv'~~c ft SQi.
Servcrand Sharei3+>itlt- Scrve,t j{,owipaÃibie with a portable communication cin ice i 501 to view; ~idd, eciil, or verify property d-ata atid photographs (G:.g,; even whileat a property ur site insFcction). Collector Sys.tent 10 1 assembles the appraisal data frotli appraisal database 105 arid creates an acCOtÃ11titlg iÃ-Mize via arweoaaqitiri~ syst-cni 103.
Accounting sy;:tet-ri 103 cart track which ctÃstomer or entity 1.~uvs data trcim theaplaraiset or alppi-.iÃ4:t1 ;wst4Ãn 1(10 (c:g..
wl~ticlt laanl~~ or othet ciastotners xtre bt3v:irrg data from tl~c appraiser). Sc.orlrii; systciti wt?l analyzes at least oneot tl-ie apla~aisal .lata, pI-ir,rtogra~sl-i:;, and accounting invnice, and prt:par~s, fisal report 206 (step 1.12) ins: tantly or -withiii a pi~~cdetermiiied period of tgriii;; a a,ppr&
;:6rrrÃs generation web sen~t<r :3s,erLib1es data frrani col1cctor system 101 ati,1 apprt~isal database 1.05 to geiierLite appraisal rcpcart. 206 instantly or itrtY.r-rrrdiately after another inspection by the appraiser). Sc:orrr7 !_~ st~Ãtt: ~(fl eaÃ111e selaarateti=om appraisal database 1:05 (as illustrated in [~ICs. 1} or scoring s~=yt4:rit "01 r~~.ri be a part t~.ts~i= within a171~i=ais~~l dat~tl~~i~t;: 105. Appraisal ].'?
report ?tSC.~ is c1elivered iÃ-r,~tanÃly ot`witiiit3 a pre,determinct'.
peric;l oftitlieto cLÃ:,t-?rnsr (107) 1c.g., appraisal report 206 can. be delivered olectrmiically to cu;torller 107via the l.dttert~et. or an'.f nctwork}. Upon preparing ai,;fr~aisa1 report 2-06 (Mcp 1 I2), an appraiser may edit the u0 Ã-epoi=t. Using ~veb haseci soft~~~are (e.g., ,AC17119 tiult,.~rZrc (e.-., Cti(IectiotÃ;'h-' software, ACI
SkcteV~,t soti.ware, Mr1365""" SOytIlVaN, 1Jgp,tl1Quse1.' so.i4;~a,o~, ot.
Cl?j%l-; C 11ec1icF6t"eI
soffiv<rrt'), A)OwareT~Asoftwat'en or the like) (e;g., via;a hotloadzng r"ycle) (step 114). As 25 sr.is-ly, '-rppraisial r~port. 2.Et(i caÃi bc the original appraisal rel?oa-Ã t`rotia step 112 or an edited or rc:viwd appraisal report after a hotloading ~-,; t;:le 1'r=otii. step 120, If the web based se?ffivare clcterÃiiine; ihat aprcrperty or site inspection is required, tltett tlic web based yof~-%vare Potifie~
it3t:. apprai ser iv i9oapropert, c_sr site rnspecticiri (step 116).
"1'11ea1?prt~iser= t; t->ic1aivisit5 t1tc ;0 prz~pert, or site at-ld setzcfs;arti~ reqLÃired iW6rrtiation or data to ceill4t;toÃ- s~sten? 101 via a portable coÃnÃnunfcat;on device 1501 (e.g., PerrsosiGtl Data Assiwtatat or 1'er. sc.i[iaf Digital Assistant (PDA) (cØ. 13lacl:taerry:._rm cievice.-, '1"teo'-m device, or Apple W[loÃxe"'4' or iI'od-rm), *5 cellular lelepbotic, laptop t"onYlat.Ãter, rnoliile device, converged device, liatidlield devim handlield ccirailiriterõ "1'aItiitop" dGvirve, ltatzdbeldr Land th:; like) (stt!p 118): Ati edited apprars:d report 21:E6 i,, prepared and sent to 1 c:t" (st:ep 120).
Alterriatively, tlt.-.10 appraiser i-iiaveclit the t-eport. (step 114) tarsd setacf tlx~cUed repoi-t. {iirociltir to CtiStOtner 107 viaa portable con-u-ntirticatir;,n device 1501 (c.tV., even wltiic the ai?praiscr is at 11le property or sitc; ii~sl>cction).
1~fCi. '?~illi.rstrate5 ari ~;~.ern~~lary ~r~1bt~diÃ~~~.rtt~ +~t' ~~~~riÃ>~, s~-st~,t~~ 201 in x:e~.~ri~zit-t~:~. with ~~
tati ~~et~plar~r e.t~Ã3t~~`~~lir~~er~t;i~f the ~~rr`:;eiit. iaX~~~.-it.iota.
;~~.~3rirÃg:~~~5tr:s~~. 201 uses ~lr:~ic~ Cz:onx at 1; =ast one rsf' collector systerti 1 tf l, accounting system Wi, and appraisal da[aEiase 105 to score eacla propt?.rty. Appraisal systet-n 100 irtcltrdt;:s scoring systeÃn 201 to aid ita appraising each prf?nt~rty. Each hrarrwit=`: in a zr=frrc is inspected and detailed market analysis is pertorn-red in ' orcief- to provide accurate attd slrppotted propca~i:y values in a mot'etimel:y Fasi-t#.:;rr tlz"asi traciitior7xrl appraisal riirrtiicids, A('jeoSCcrt'eT?1,x scot'e attribLttes a particular "sLorC ic) a property and t.li<it c?t~ can be cross-referenced or r~~apped witli a rarrge o-l"all c:orriparabfe salt~s, val=_3atiost:, arfpt=aisals; and photos for that particular zone (tiot justtEirce or fsour pr.~pe,.tlies a,~ :ti r.liG case with traditional crpi?raisaI nietÃaods) (as in the examples tat'F1Gsa r and 8). An appraisal using a GceaaeoreT~r score is current (e.g., insCrt.rttly or tc) within six 15 morit.hs) arrd can be clownloadecl instantly by c.,storner 107 for afir:e per aPprais4f1 *pending on t1ic liscrilion ol'tlxe property atid deta ;i de~ires:l?. Skaurtld wore cletaia be desirc:d, ttte appraiser t`or tlae rt:(,:avd zone can ttpdate the zppraisaC ;at-tr;l havc that i.nfearrnatio.rt sent to ctt,tota-ter Ã07 i:ustarrtlv or within a 24-4.8 hortrtinitr [i'ame;
-)0 Si01'iTi ? 5N,st<'1Ti .~!} l Lf"es %'<3r3i?Lr5 Chat"aC.tct'i;:ttCs od a property that have bect-i deter'r-nin:esl to affeat, a property'!5 t-trrtrl:et vrilrte fTotn an exterior oriiiwrie?:t' ittspuctiort), li~aclt characteristic of?each prespertv is rated by a local appraisct-ext:sert atid giveti asedr'e:
(e.g., #iiaiit a lto a 10 witfr!. heim~ lo~,vest and.1C being the hi-hest/best} to create at~ overalE
scoro {~:.~.~.. a G4oSci~r0r:*; scc}t'o, t,uch as rar7giitb from 0 to 100}.
'l.'his scoring proccss 202 (C.g., GC+~~Qot':ing proces5) tt~Su~:iatcs one or morcratrngs witli a piece ot;proput=ty. 'I'lle characteristics iticlr.ide one ox- ti1nre of view, locakir5n:, site, condition, laatkirlg, quality, tttility (e.g., sizc of hetusc;l, errvironrtir:,rià frir:,rid1y Centltf es sf3lar tact;ets, G~.ts:;:rior sgdirg), ataicriittGs, basement, extras, and 5aragc, For c>xarrrplt::, a pr'opet-ty with the fo1lowiti(y st, ore.s:
view = 4, location = 5., er::riditiur7 6, quaiitif =5, rsiiBit'yr = 7, environment friettdlyfeatr:rrt=s, -3 2, amenities ==4, l.~ascmerit: = t?, aaicl garagc =_. ? laas an overall seot=e, cIf 35 otÃ:t of`':)Ci.
In ofie example of F1G. I7, once oyacor -iio.re taropf~rties have been I?Iat;t:d in oiie or-t1~rt~re ~-:~al ~~-,c.[ g-`oops; each property in a nuar'l:et grolrp fvarr be cot31parQd =;F~ia~:t desil.~~tisttM~t t~
40 propertysales or iistuigs of fiorr-ies 1-srithirt that tnarl:et grotrla (step 1701), Scisrin-f system 201 rates six (6) clZat=acteri4tiQs e?_l'a F?topert}r tfrat havc been dett:.a`itiined to af#ect a. property's aiaarket i{alLrcq Each elirtral:tet-istic of each property is rated bv <t loc~,fl appraiser expert and ~?~'.t1 a score tC? create #.~t~ c7vl,,-sil score (~:.g., a C3f,1ScL~rt'T:ls score, slft~t as r'~.irl >.ifaL', ft'o~~37 l~ to 4_~ v w 60). `;r'lie char'acto'isiic;:, itIClttde view, site, condition, parking, basernent:s and t-r=.."-tt'as. F'ot~
example, aproper-tv with the following scores: VicNv 4, Site = 5, Cwaciitic?rr 6, P.,ri:i~ILI
l~.

5, Basement =?, Extras 6 has Ãan overall score of"33 out of 60. Additional r-~:ti ~= citt orie:7 xnay be added. ln the past, flze appraisal 1~~dusfry did not liave a eottsistent Ãtncthod to record ' these characteristics or f'eiiit.Ãres consistently from llroperty to properÃyh he~Avever, scoring system 2101 cat-t provide stteli a mc,tllod. The appras4al industry sitn~.~ly tÃs es t~~,r}r{~~ (e.g., Good, Averag:, Very Ciood) and r;.cords the dif tereliec b~~twe,ert two properties in te;mis of 0 dollars orÃfsj. As these dollar valttcs cliari~e wieli suppl~ arid ;.leanancl, aII coIZipnscsu ability betwe~m ,Ã sarttple sale price and a property bettib appraised is lost over titlie. Sc.ri-iotg 11te ptoi.ertws with nÃ.ii-iteric values tasing s~oxing syrstern 201 (rather tharz jtÃstiÃ1 teÃnis of dollars) allows for atttomated coIt~pai;}on. Each increment oÃa the setil~ ftom 1 to 1O
can be assigned a value and t1ies(:, vitluE.s G:In br: 'k;.lec9.IlcJ ft.3m actual .ri^d.li is transactions that flrt:'. C!C::l]rrlllg everyday. Key Inarkct Or Value ititfiQator4 (e.&, location, site, conditioii, parls.ilt:g, or other) are rated for each property or1 ast:ai4. f'rcini I to 10 (step 1703), For caarnp'e, I is the '0 1owc.st or worst in tho ii:arke.t ,=.ro,.fp and. 1 [r is the highest oa best intlie Ãtia.rket ,;roup (e.g., 5 catt be GoItsiel:erecl typiÃ:tal), Dollar values can be attributed to each notcfiin the t'ta~ai~~ty scale to value property (step 1705). For QxanYplc:, i1'rhe appraiser determines that tlic clif;`t=eretice 1Jt::Ãi4'etst7 Ei l'foi71C: in avCrct<rc C(1ndtt?C7I1 and one in good ct3TldItIC?il is ~5000 tlif' SGorv:t's 1'I`lyq h~~ 5 and. 6 re4pectivelytInd the apz rziser assigÃis ~valtÃe ofS:.~{t00 to oiie nc}tcl~ ~ji the seorii~g, Of'icl. 'T'liis al?praiser's.'ll.tclgment caÃi. be applied consistently ~cfoss tilc entire m;trl:t=t gr oup.
Eticli of the comparaUlc sales or listiztgsthat have Lecn balanced for the m;ark-e..t p.rr,t.ep can be compared against all o.ftl,e properties in tlie market group (si,:ls 170 1,).
The dollar values can be used to adltist thc: price of e.<re,1-1 sale, so that the sale gerierates a valtÃo iÃidication for every property in 1-h~: li~a~Iti.et g~-uup ( ;wp 1707). Eaell sale or listing caÃi. be proNic?e:.i its valcte, inÃiieation for each p-mrlerty in the niar lcei groi7p (step 1709). Fa exaiixl,l:e, if'iali:eI-c are 10 ;alos being considered in the market ggr oup, then every property irà tiic IIIarkct grotÃp has 10 1-Ãossil.~ic value indications. l"-l.9ue srÃdications tiIc: weil;lited i3:zsedCx? t11e degree of adJus.12Yent desired or reclaiirecl (step 1.711). ':f'1Ãc~ degrc. c?fa4_ijltstÃzie.ISt includes the total absolctf eva1ue dollar adjustment applied to the selliltg price c}f; a compa-rabrie sale in order to arrive at a valtre for a particular property in tl~eui.irket group based ot-à iiie di:{-l:s.rence in scores and dtall"ars :ecl to each score.. Comparable sales with the lowcst ahso lute .3tiatlstmentpea-ccrtt~~e attr'tbttt are typically given gireater `%cight: iti thc :i:~nal averatzitrg od'a1l value indiealiotÃs. Appraisal goul3 and a da[ahase 105 it-icllÃdr s a #rnri.l valiie estimate for everyprcgperty in the market t dollar based ctariiparison bctwom each property and all of the curreÃit saIes and listings (step 1 7! 3). As nt=.v, sales aÃ=id listings occÃlt=, the appraiser replaces older sales with newe~.~ salcs in orci;:r Ãc) tÃpdate ttÃe value of eti e ; IÃoine in the ixiaÃliet group).
"I'he appraiser &*erniiiie., i i'tl-w new sale is corÃ4.istent with the Ãnarlyet treiic:l and that the sale is Iagitimiate.

;`~e~,`' sales (e.a,, as they t,~~-,::ltf') are coE?l~')aI'et.l t3g'r_i#nsithe value estimate Ll7eB1 ci:3iltaÃt7eCl within a1?,ralsal databkisc 105 as.MeasL1rcd by the appraiser (step 1715). T71-lis cO,al }aiÃrisoi3 det,~rrnincs ltnw accurately the appraiser measured t:lto I1r~per,.y "s iialtfe before if actua1ly sblci. As such, tl~e ap1}rai:wer has f'eedbac:l: as to tlie nppraiser s xtl ÃzliÃy to accurately ttteastÃre vztlÃ.Ãe. CxaiTipl~s of irlfiJrÃnation used inscoring sys:tmt 201 in acc-ortfatace wiÃIi c:xeÃnplat`.y embodimcnts,- ril the pre;Ãeraflrivs:Ei?ion are Ãllustrat.cdin Tai(Fs. 3, 4;
and 5. For e.=.;i~Ãp1cõ in 1?fG. 3, data about each property can be recorded tisirtg n Ãinzbers instead of words. A rating scale fruÃzx I - 10 is s~.tnployeJ for aziy nu.nlaer ot'characteriytÃcs (e.g., 7fiwtors). In this 2 0 exaniple, a"1., reprc;e-nt~ t17e .vo r-,t while a"1 0" represents tiw bes f relativv to enrn-petittg properties in the area. 1Ãi FICs. 5, phzgto~rapl~yr and scoring process 202 zir~;1.~~.~:l~E~i-~rted and l~ti~:
or atiore tsaarkeà r_)rc?u;ps are. deternYHiec1 (step s02). SÃe-Ia 502 is tÃsed to ct.~ale one or ii1~.~re ,)5 CcoScorcTM scores f6r a. proI7erty. In. FICY 5., sales from oiie market grOLÃp Ãli apz=etfc:terinined pericJd of tiniG ~c;.g., past 12 mcarit}rs) an: fiqlayed along w.it:h their respective GeoScor~~AA
i;;ores (e.g., liigh sc:o.r=1nlg homes should have sold higli). An aI?praiscf assigns a dollar valLie l ,,:ort. 3 and 4 Ãxliglt.t be 30 to each vat=iablc (c.g.. in FIG. 5, tiie tiff=crc:nee between C,~:o4coi-e "n S:Ii}0(;). in the ~xa1i3pIc: of F'1G, 5, scoring process 202 is used to e~~t.}kain IioNN, each selling I7.-ice relates to the norm;ili't:ecf value trend. l.t'.a property sells hig1i and is scored high, the scoringpt'oec:ys 202 iric5,;atcs tliat it nial(es sense. lfthe pÃ'apertyr sells h1g1i attdthe 4ippÃ<ii.;et 35 cann~.~t_justi6- Itae pÃ-icc ill tfie, CeoScore"''v4 sccre, tl-icil the sale can be rcearded as n~~~-arills longth swrle;
Witli 1'tartber resercrice to F:fGs. l, 2, and 16, appraisal system 100 analyzes oÃae or 40: mor~. x Ãies, market gli=ottps, andenriaparable sales using niai.3ket aÃta1 `ts;c?flwaro 203. Sales are scarclieel aÃ3L-1 selectecl by tlic appraiser (e.g., appraiser stt'dies a rrÃap of e~~ie or tiiorc: roties a,tt(S i_'cterm k-j::s whcr~ properE-,~ values cliangc, strclà because ol`Iocation ilvffereiiccs (sÃci?
45 1601)). SLoriÃxg s4stern 201 int:ludc5 n1ark- et is software 203 (e.1-gl:, ValteeAnalylic,11F
software (e.g., VaIt.ÃeX p (ot'et'0k) solution or Strategic Management atid Business Coiis.al.idatioil & Planning tools) or Micr'ca:sof! 1'erforrrÃatice 1?oint Serv(:r-:rt solution using Microsoft SQL

Server ancl Sharepoint Server), Whfch a5smiates similar ÃuÃzrlrei groups with each Ã.~Ã1l4r and makes it t~asyto find and at.talyze all comparable sal~-q or listings for sale ol'''a t3Ã=operty. I`lle sor labuki, each defÃtac,l -Ic:.> ral h, with a market nar~ic tit ; ciated witli .i n,ail*a group (step 160,3). A propc:i-ty is r~2V iGatld e}r l7 property is ttscigriÃd a particular i-narl;et name (e.g., f.~.opcrtles are i=tviewccl n-l'Mc t:sit7gtnarkct analysis software 201 and each 13ro, cr~~~ i~
assigned a l~artie$.tlar n,:~~=:~.et n.~i~c'r ssÃe~lg #61i5). The a;~rraiseÃ
identifies or cc~tt#itt~~5 characteristics o.('tl-ic propci-ty (c.g., thÃ:, type of propci-i` of pt'operty, atid size bracket for square f-oof0.ge o_t'livitsf; or OCCÃIfaancyÃtrea of thÃ:propettty) (step 1607). One or ttrtore propcili: s are grouped itttc_j a riYsarl;.it group (e.g., pt=czpÃ:r#ies are automatically grouped based rsil simif :j= c1fi~.r ;itc à isti~ ~~~ad the grouping is s:~~llsrd a market wro.t~i f~~~lter~ properties directly compete)) (step 1609).Ciz-t~;e properties 11:~~e bt~oti placed itito market gc=.ottps', cerÃa.irt ii7arkek groups ntry he similar ert ztgh to l=:~e. associated with each other to o5c.r additiÃ.~rtal pools tif.
~ff cG-~rnpardhlcs:dcs, Market anaÃy,,isscat;v,--are 203 can provide tlit,~
apprai.sc-r wcth. a list ol`a:ll 15OteÃrtial ccrr}parabl~ '-'alcs apl.~lic:rble.{o., a givvei ttitttl;,t::t gt'o1tpz ITl~c appraiser enters the relevant vttriril,les f-or cct9r,p~~ixisoa. 'f'hÃ:se relevant va.riF.tblesinclttde a value pcrsclttare fboà of 215 floor at'e."i ilic valtÃU can K; in dollars or a score) and ttti opinion ol"inf'lttctzce value f'cir c<ich o1= Ãh(~ s;:orir?g -tea:t:ttre4 (e:g., the valtaw citti be in dollars ($) or a score}. As sÃ:scli;
ttiarket aiialYsiti .soflwart?. 203 ca.ti reÃ;onwile thevat'ious different sel'!it`tb pric.cs xvith each otliet' (e.g., descrjl';~~ why ntie property sold roe- more than atiother prc~pcrt., ). Tf3r: opitiiort of.
influence value can be the dollars appficablefot= each 3aotela 7n [lie scoring scale from I tc) 10.
One of'tl-w tÃ:chiiiclÃaes to reconcilt:<s,Ãles is to adjjust each selling price Ltpward (tasing, the variables entered by tlit: appraiser) t" re.tloct the value of a lanatxe t[-Ãat israteri 10 for all scored 35 f'eatuÃ'es and then adjt:d;st each sellitÃg, prit':e dowtiward to reflect a Fro[ne that is t'atccl f Cot- all ~~nrcf~ 1~~ttt[rrY~: If eacli sale provides a sitnl lar upper and lower oetci score, t1=tiwi 1[ie. variables cnt.ci-cd by the appraiser arc poW: n to bc valid ands[ippt.rted by the market. Aset:,Ã3tici 40 tt,(:iirlii;l[r tC).rcc~nlli':llt; alos is C > cott3pa1=c all sales <lg<itnstf3vi3lttC trend line that is generated and stoi-c.Ãf perittd[y i[i appraisal database 105. With the value trend line approacli each ~eilin;.~ prW( is adjusted to indicate anot=malired va:ILÃe: Nc~rni'alize.c3 v~alue is Ãl~c va.lÃÃa of ay2 avcrlage hoti'~e tlmà has all scors,w ticat.ttro ratedi Is fivc (5) (or W71,IÃ
is :ypical ct-ftnttà nieit=keÃ<
,l~
group) atld vvhct~e the propG.r'ty's floor area is exactly the r-rÃddlc: Ã?t' ihe. si:zerange: For example; ttte riormalized vaÃttcs provided bt e<iclt sale are considered accurate if they: are `2 1 Within about 5% ab(ive or below the valLic: trent.l line for the prior mtsntll. tJf'coursv. atiy percenf.age above or belo-w tl value trcnd lire can be sef as 0w n-on-nal.izez`f val.uc:(s.). The " value treiirl fine ma.y be tlic mena~ avera:ge ofa1l rlo?rttialixc;tf values c;achinorqth. With this approach, appraisal database 105 catl accurately track t.lic cliaiagc in vtxlues over Ãime due to stipply and detiiartcl o1'the real estate ttiat[:.~:1. 17lte tretid li c approach also a[lo~;s the aPpraiser to identif-y sales, that appear ro be noii-arrns-length (w1dwell above or biJow what is typical for that in.trket group).
Oi~f,- o9.'Ãfi4 tz~ore cliMcult aspects to appraisal involves proving o . r wupportirig a ~jiast.rn~..~rits ,~y ~~~<~z~z;~-t indicators. B~~tl-f t~f th~: above iia.e~tl`a~~>~i5 ibr reconcilii~~,3 disparate selli~ig ~~ 1ccs L.aw be used to prove WIdsUi)iX)r't: t1N appcaÃser's adj(istnietzes for conrlitÃoii, parking, site, extr0.is; axad the like. Osie or nior-e propertysales and iistings within a rrrarl,et ,-r.oup are deterrrii,ic:(i and can be displayed alorig wit:li t11c value iÃadi-afor~ (C.4;.., ~~elllng price or listiri1g, pri:.e) _feadi pi-olaeiP, sal:~, aad listing sto15 1611). Using Cet<^rus Flim, b.:is analysis (i.e., all tf1:.qfti l-;e;in", cqual), market analysis saft-,va;re 203 ca isolate jÃist; one of ths; vziriables and prc,uidesupport iot'tliat particular adlast~~entt Market analysis soffivavi~, 20" provides snpfac3Ã=t for the ol,ifli ic}r of' in fl uutice valiie entered bv t4ie .appraise.r a~id I) cfiys tlic appraiser iu[et7.tif~rwAen that -,PinaÃm of influence value is not indicative of market cc~i.iditiozas. BÃaÃli of the rnetlaods for recciticiling selliiig ~^~rict:s Ãise a. mathematical fbrÃn or inethod commonly Ãof'erre~ to as liriear regression.
Th~eaf3praiser can balance the i narket or sale Ãs;;;icatms cach atier by reviewing and acljIu:4t.Frig(i.owc.~aGh marh.et orsa1e it t1-te propci-ty siold high theÃl the s.cot e ears 1 gc 11igh. too) {stop 16'I 3). C3tic or iriore prope~-tÃe5 i.;a3t 13e st3rwcl to generate a benchnjaii, Mi:d a vAalx.ic trend line(step 1615). l'oz=e:x4intl>I:, o1tc t7r t.aiore prnpk.rti~,scan be sorted (c;.g., by clatc-. of 5: le_) xind each sale defines tlie praee. o1'a bcncliinarl~ (or rypicaj) hon)e aa that palnt in time (step f Ei !5); '1-'1ie bent.ht-na.rk values pr<;:Iuce a valuetre:rid lino to 3't'oi~ertysalcs and liztitlgs ca.i3 he explained or discar-ded and sales compared whhin a aiarket (IrOLIP tcs esÃah.lish tLs"r rc,ltc;:" iive va1ue ,vith respect to their respc:::tive scores (step 1t~aI7'). Once property sa(e:s4ttid listings arc explained or discarded (e.l;., i.~t=cause tl-ae-y al~pear to bc; rion-~~:r'.tns lciigtli sales), sales caii be col~~part?:d to all non-sold hc.~rws in the I-narket groUP to establish ava.lti~.a for each htt?me based on each cjftliei~` respective scores.

f:xarrtples o-Narious==, aspeets (e.g,, gra0iica1 wcr interface) of market artalysis software 203 rt,nnhi~ ,t,f) a portable c:ctÃ~~i~:3rtnic~rtrc~r~ dricÃ.~ 1501 (ts.l;., a. Personal Digital Assistant (PDA) 901 ~z, itli a~: detachable :styl.tis 902} are illustrated inFIGs.9--l4.
1Ãt olne exartti: Ie, tts employers often assist cnip1~~~ees wit1i relocation, accurate appraisals are bÃ:c:c3n-lit~g a growing segnaent ca1`tlie appraisal tnarke:Ã.
Employers across the l UUa-tsti.~cl Sf<ates desi,-t a solution that quickly cotmpa.res the value Q.f thc errtl-31Lt~~~2c's existing pr-ope3-t;' tca one in thc ncw location. Appraisalsvstem 100 o11er, aS0lUtÃ01', that allows tlic etnp.loyei= to purchase an appraisal for the emplo,~eÃ~'s e:~isl:iti, home att~Ã tlzetr t~erfot~t~s.a search within apprais{il syste7rt I:00 (e,g., witliiaapi;>=aisal database 105) for a conipEiml?le lirtaperlyit7 the new re-;ion. This provides ztppraisal systerrz 100 with two appraisal s,;?d"---' for the sarrie ct.dstc?naer 107.
Appraisal .Tystcr3-i 100 cat-i be used in aiIV c~LMtry ÃD the worid. A;lsu, foreign banks '0 z q q ~ i ~ ` <7 f t ~ ÃF
h~~~ sltc~~~:t ijtÃerest ilt variot,s other cc~c.tttt ies n~tirl~~tp rr_ Q~ i4 ~.ri those cr3tintries' lii.Cfler quality t:ti.cat cg.ag~: portfolios. For instance, the Canadian sub-prime market t:onsistv t?fahttjLit 5% of"outsÃ;lndingmc:trtgages ciamfaarcd witfi about 20% in t(ie 1`.liiÃteiLl Sttztc:s.
2 5 A zone cat3 be sold to at~ appraiser or any otltÃ:g retained by aixpraiS.-rI ,y'steral 100, or licensed to ai-t appraiser or other er7tit;y. Qr.talifi-jed alpprx.isurs ca.ti pÃtrehasc c4ne or inore zollos f'or afee. ZoriG sztl~~ can be via awcbHbased platfc+rm or othe!.rwise: Appraisal systctn 100 can split anv revenue for all prodticts and services sold pcrtai'-tira~l to that pa:t-tictilat' 7atte witfi the zone owner. An appraiser can l"su-y any rtttr,-tl,er oF`zotacs, <vitere caclt zt?rte purchased irtvolvcs a one-tinie f:;e that ztitoenatically r<:neww ari~;r a 13uriod utt,irrie (e.g.;
fitfe ycars). Siicti a 1i:.i :.- att, be sul;~j~.4Ã;t to Ãtego tc:ttccl changes with re:speek to roya(ty pr'ovisions or ecansicleratiotts zt3ade aftlw apprriisc~r is disrnisgesl for pobr per-ro~rmance.
owiiur. aid in cvaEÃtatirig each apprzisirrs, characteristics of each appraiser ~~ii be considered (e,g,, appraisers wgtli a marl;et. share crf 3 Y`+% in their ri;spectivo rc!~i ~rts. licensed or certifiÃÃ;rl al7ljtaisc.grs; or ot17 cr relevant e:haracteristiÃ:s),'f"o aid in zt property ~~luation; a l:icerrse=.zi t?r i.-erti'Iecf appraiset- ean Q as:sioncd to a zone, the photographing of'each prapertv car bc 1?::rbormeif, aiid appraisal : ys:e r~ 1010 ~~an perfur t a irlz3rl':et analysis nrid scÃ:sring, associated -vvith the property. Aptamisdrl syswm 10[} can ca.le:ula,tG.an appraisal va.lLde for any propertyin. the United States or otliea- c,.-)Ãjrttrics.

In one example, the sraleoà azorae eart p.tcaciuecrezreriue 1'or appraisal syster-n 100.
Aljpraisal syster-o 100 sells a zone to ai2 appraiser for a:pprotiimMely L1SS9,000. The appraiser provides a deposit ol'1^J.".~$?00 to appr-aisaI system 1010: A ficr- a 48 laoui' uaiice1latioat windotv (or any otliUr t'itne pcrit:dõ~ -f:ro;:n the tir~-re of the sa1c, appraisal sywtein 100 recogtxizes the d~,l'~~~i irnttti~c~iGatc~I;r ~s rev~ia~e. 'Fhe tittpaid baItiiie.edue fr~aan tl-ae r3ppraiser {1~.S$8,501J} is paid witi7itt 30 days to appraisal systcm 1 00 aatrl usually aal,cin rce~~,ipt is it rellectc.l as deI'erredrevetli.ze aii the bsalaticc,,,l}cet.. Costs are expensed as t1icy at'e incurred v, liilc yrecognizes deferred reveraiie when all photos are complete srdd zipI>raisal se stean 100 typicall, l data i~I~e~x~~il~:t~G~l for that particular zt~l:i ~:, 'I-`his ti5~.i<rll}.~
c~er_>.ars &-12i~~c~~~t.hs ri-onz the date Ãh~t '~
at?praistf s; steÃti 100 receives tlie unpaid l: al.ii1cQ; ho-evev<:r, it ;_dn be r> LgcIi sooi=iei-.r Wlion propertiestha,t are valued in appraisal sy stei4i 100 sel:l, the actual sell'Ã1ig price is incorporated ilito appraisal syrsterTi tt)0 as a part of tiiiappraise.r reps,rt c:~iid 205 that evali.iat.cs t3:ic appraisal val:ue ancl apk?r<,isal repori. 206. Appraiser report c.-rd 205 provides a Fee~~ack loop itYto appra;5A ;;=stem 100 via appraisal database 105, so that acitaal sal~~ price can I e czYniparcd wifll the measured property valtif: to verify accuracy of or addust (tcs help ,)5 tune)scoring systeii->; 201 cham(,teristic:s. i=car cxample, il''a location was scored as, u5, but tlae p rico in al~)xaisei- report ca,=ti 205 indicates that tl}e, location for a pitr-ticulatr property sI'iortlci 1iavi::: betm a 7, then tEiis fec:Ãihatck loop provicte~, vi-ior correction for ot'lier 30 prcype.rty aplaraisals. As sulcla, sebri>:ag and ariy changes <ire, synchronized back tc.a "_ppraisal database 105 ?B7c1 market aritilysis softizaarc 2,03, so that updated atid accurate appraiser repori, carcts 205 can 1~c niadc.
Once cc}ll4.ctor systent 10 1 has gencrtrted daia into cc}1lewtot' database 121 a.tnct 35 appraisers are iis'ing collector database 121 to producc, one, or ti-iore appraiser report cards 205, appraisal system 100 includes an oiagoiiigduÃa maintenance proces4:
Maintenance o1~.
collec:nr clat"l'k-se 12 ( is dr;::sirabli: 3ijlce lenders and other s:uste-mer(s) 107 reIyon inlmediate access <o uipdUtecl asycl acci,.rutc ijafot-matio0.. '1'1ie ability to at1r c=:i md retain appraisers includes quality corltrol Kaiitl: the continuous improvement o#aIaprrÃsal d,;tabnse 105.
Accurac; is riesir<t[3ic a.. `l,he apl?a aisc:rs <zre continuously finÃr-tunin;~ the apl3iais.~i t altic 4 S (trk,~1i;I1 pPopE'`L,, ',1'itl7l&3 ti3eli' T'CspeC%flve;IoJIt:(s) to consider varC3i:151;:C171 i.ttEa1rF5 17:e1v t'.{)l1-skS"'fictiC)f3, naiU1'al. filG~lo$'y (e.g., floods, ~'lrG', iIILi ,1.1111:1s), and other GC?ndlitlons), wilich a>"e'a:
part of a pr..lwriv', value. Ap~.~Laisal systeiti 100 uses appraiser rpurÃ
card 205 1k)Y CIt~:aality control l?ergoniael tt) continuously monitor appraisal accuracy by comparing posted appra.isal 1[ XI~crG i~ a ai~triiÃsS:ai t values to real mar-(r::et: tra.nsacticns involvin g,;he. -qatne property.
~ vat~isati~~tt ~}tit~ }s_~ riJ.~r ~}propÃ:.rty t:t:,.tuatimis in aspecitte cone, the appraisrur or zonc: owner of;
that zone can be quc.SEioneda5 towhy there are discrepancies and niake modifications to the appraisal va(UCs ~zcc:Ot'ci?M03':
Bez~;t?,,o prvperty char4icieri5ticys are clitirigir?.g regLtltt.rly4 photographs attd desc.riptive ratings (e.g., atiribUtCs, SeOr~.~, or other intorrnation) ofi':each property are regularly 7.rpda-ted.
~-'~lipraisal iystcm 100 iiiclr.Ãdes a laroc:uss whe.mby data #i-oÃ:teollec(or database 121 can be exported to a portable commutiic~O iorz device 150 i; which eati bJ:
p~y,;Ãeallõ edi:=ried iiito the field (e.g., geographic area). Wliile in the field, thc: phatograph4r or appraiscc can vii:.iv dle i.ni'orri)a.tion cLirrc.t7Ãty contaim,,ditt coliet:.tor database 121 stnd appraisal database 105 via a p~~..Ãablr ~:nmtt~unie,atÃon device 1501 and coiilpare the in'i'orrnatpon.
against the actual p-roperty:
ph}sically being viewed from the street.. This proc..;:-;;= verifies a~ r~rat ~ c}! tl~e data in co11cctor database 121 and appraisal database. 105 also generating work orders to collect d:~Nv tshotcs',,Vaphs; rc >{_,c rt: itte propcvk, or correct errors right attl~ic particular ,)5 --:iaV;rt;$a13ir location. `Fhe apl,ra#ser car3y for ex<irnplz=, vicw t'tie current waltic cstimat.e;
phrawgraph, tatid score for tl-ie propc.rtywhil.e a.lsu pl-ry:;h:,illy viuwihgtheprol?sv.rt; itself.
F'or example; 13, the appmaiser catt view a photograph or other data in the GVoPiccT,"s co11ecÃcarclatabas+: 121 while p4ay'sic;ally at a property Locatic.~rz a verified prc51~erÃ3 at agÃven real-xvor:ld address). A photcgraplt 1502in FIG. 15 chxnges as the ap;sraisec clicks different t2iar14ers on the CiPS svtGlli;e m.p (c.g., via a p,>OLii31e COMMUrricat.itari device 1501. srtc~i as a PDA}. The l''DA applicatiori collects latitude, lortgitude., and altitude coordinates (c.or., tlcoCede.-l", c:oorc#iÃmt.e~) whc:n the appraiser clicks to rc.~:c,rj an iraspe,:ction of the 1'roperty. The appraiser ve.rifliirs thc u~,r;tco~cc of a rea.l ~,vorlt:i -.ddrcss by colleciing the katit.utlc, and I~.~ngittidec<~cm4,ittÃrti'.s.
!'ih~, ~,tldre,,~s oftExe property lia.s e:orA4,spondirag CmC.~'ode"~,t i`oordiAiates that tihosxhw9rers the ~pprais~:r was standing on tl-ic street diirir~~.~ this physical inspection. ''1'lie f'DA application also recbrds if ahe property (e.g., hol#se) is on the right or leftoftlae iiGt. r,:l'ii";C to the ii{ttipath the appraiser is v,,a.lking (e.g., rÃglli or ict'r. OtI the GPS sateiliiC-, mala ir3 1,1G. 15). Wlzen dzrta is synchronized witlt appraisal systeiii 100 (C,g., ccsl lec:tor SYstCijn 101), a GPS satel litc tna.o or view appears on ak.vi;-b-pago as iIltvArated in FIG. 15. 'rl=.3e appraiser can i1iove the R (right) and Ã.
(left) trtarkcrs otito the inid--laoiixt caftlie correct property (e.g., liou4c): By draggirt~; ~d ~lrc~ppiaig the GPS i~narker on top of't1~e actual prti slaeity tlie exact latitLicie, longitude, and :altittrde c?1=~very real world ? address on the stz-t~;;t is vr ritir=d ~~:~ =, visually verifiiedj.
~14trc~fi vi~~ r3f tla~ ia~t~s~ i~ i aErle i_ti FlG. 15 il`tlle,re is any question. .~'aoti-wari..awSociated with the (7efsPicTm collector database 121 re-rk=alcul<)tt:~ tite latitude arid iongitLlde coordinates, so that tla~
appraiser records and physically veri:iie.5 tlrc r;I :ri-poitaà ol'every real world address of the property #'roiii the street.
Oi-tcri the address is verifier3, a 1,==1 appears ori tI1e GPS satel1Ãi:ca rtaap: l.n this exaryYJale o!'F1G.
151, the real world address at ~pat tiailar pii ~-,ical location caat be verified twice (e.g., oncL: bv !1i4 c rigmal photographer of thc;pr'operty arid ~ccond by the alalarai'stfr verif~'ing or checking t(it: data). I1 tlae appraiser's physical in4nec.t.ickrt 4ti{.~gesls that the conrliti.a has illaprr3ved< tlac tippraisrdr can. adjust the rating for co-nrtitinn through the portable eornmunicatic}n device 1501 and the lio~lablG ceairttiiunÃefttÃoia device 1501 w:ill display tiiu new estimated value. When the at~rt~.blQ c.s?t}nic~,t:i~ot3 s~evi~.Ã; 15i.~1. is s rnt~l-rrcanized `~=itla tliU al~~f~ ~~ssur"s call ~ ~ i computer, changes or work orders are atttomat.icaa.IyÃransy~`erred back uo collr:aor systeiat 10 1 (e.g., to collector database 121).
in Sunatrlttry, in ~~~w el~as~,p! r~ ctiilaodiinent, photograph aEid property diit.a lormir<. o-r more prcapertie~ are gathered (e.g.s appraiml system 1 00 colleu:s street photos of each gathers pliotL~gra~b aiad propel`ty data for ot3e or 17roperty in a xone), Coile;:Ft>r 4yst:tn 101 1 more properties ariÃi E,rload_i t1ic pijotugt'<.tp(1 and property data to orte or 1i7ore Wrtfirs (e.gw;
~0 collector systetrt 10 1) in appraisal sytiÃeiti 100. Collector svstena lflt cheeks ea:cli photcagraplt r~~
and parcel c~~ata~3s quality control f,.~ ,ii~l in the accuracy of tl~~, ir~fi~r.[i~~.tiora. C:;~-~l1c` ::~r uyste 101 integrates Ãlae, photograph aiid parcel d,:rta. that passes the qraalit'y control into iol lccto- r<
database 121 t;c:&, merges ti:te, photos with existing paucel Llat~i andof1"tct':al government #di;.B#tifiIwrsI, Lrl'~ C'4i~~311 :f'C'. :ti i!2'~ Ejl~'?~it~ ~1lt() L111C
C~S' n7t~rC: 7L1I1~ S, n~E3rli~~l: scTi7 i~?~, f~f i?l ~~iC t itziti-1es. Appraisal s= steitt 100 divides a geographic area sAit:o one or more zoric:, markct 40 $OoEipq; or inarl.et naiaaz:s (r~.,,;., outsrraescortapetlttg propc:z -ties in a market group). For exartar9e, ,y3~~~i~r4`~sr (;f~ > (~.. ire ~fl:?rtt 1'S~.f) for ~~i.:~ti~rli~r,ing, ~ittaly.~irigA cre~:it.ing;!t~tat~
n3an~gi~~~; Ãiat.~ ~ can be used to dit; i~~. tl~~. ge~,~~r~ri>[~ia ~r~.3~.
Scc~rirz~ s~st~~~t 201 ~ s tfi~
45 photograph atii~ parcel data in collector d~.t,;basQ 1~`:1 along witla ottc ot' rt7ore c:,li.aracteristire~.s to calculate a score f'or each property ~on:kparcs cacla property witta all contpeting lioin"
that tiave rec:cE}d; sold and establislacas a wrirret-it value estimate for eacfi hoine). Orar~ or more characteristie,s associated with each property are art.alyrze.d aiid each given a v-aliac; and this irxfiorm,Aicsr-r is used to calculate ~sct~re tar- t=acl-i property. :"14arket analysis softwi.re 203 within scfxm;z system 201 uses eacÃi .;'_-Ore, rrtatk.Ct gttaLrP infbrm3tion, anr.~ comparable Sa.ics for oar h nrtas'=.et grOiil) tO fleilerza-te appraiSa.1 report 206. Aii appraisal report 206 is generated usÃrr:.t ti1esccwe Ã`cir the penpei-t~,. skppraisal report 2E36cati be accessed (e.-., abarik can a4:i_:-ss a,-Fpraisai ib:poi-t 206via aportaille con-irriunic.ation device 1501); ApI_ ziisal report 't?1.~
caii be used b ' an appraiser, etÃstOmi:r 107, or aiiy otlter entity desiring pr+}i)trt~valtac;:
inà rmation. Appraisal report 206 can be adj ir ~ted ~epezidii7g oti whether da.ta needs to be Li~dated or fttrtlier information ir, aassociation ati7 that 1?ropeity is desired. 'PIie appraiser verificstfie data a second tiiiac frfnrr ttic ,rrc:ct aiid enlleets the latitude and 1cilgittide coordinatc:{ t'c.~a= each real world addrc,3s in order to keep track of'wlztat properties have been completed. The ,:3pp,-riist r- or phoiroy~'i..aphcr network keq3,s pt'ol,~erty values current (e.~g., monthly ora:i,, c,tbe-rl,eri Od oftinic) aaicl tlfle 1;ropet't4 data and photo cwt:.nl. (e.g_ anrtually or any other period of tian.c). Appraisal systc:t.n. I(lfl provides accurt tti., physical site-verified pt`opet'tv data, wÃie.re; the clata is independent, objcetive, and fir.jlly atilpp+artalaia, 25 The pre:sent invention t~i.ay be embodied as one or tiiore of ~~
;~~ethn{_i_ <t svsteryi,dt device, and a computer program; where each m'.;t}1C)d, systelTir, deVic.c, and a Coi11Ã?Liter prograirr carri inclirdc; soi`ti, aro- and/or hardtva.re conipoiieitts. The presci'it invention is ~~1 c~~~scribed Eisint, block Jialvams and flowcharts to iilristrate aneansl"car.- performing the ciesc:rii7utl funtiion,, ot'tlie n.icthed, st:~.Acm, detrioe, aiid cbfnl'YLrtc.r prograiri. The conliputer ~~~~gratt {.;i,m iE~i;,lLide a eomlaiif.er_teadabl.e st raga; t-nedit-ni having cotn puÃe r-1rcaelab 10 g:rrogrartcc,de,means emi3 c:iied in the stom-'ge na.c.ditytii. TlarPyystcnn e.ai) irlcl.ide a host 5ystvttt a inemtsr-Y in comaiumicatiorr with tlic prox<Ts: r for including aprocewsor i{.3r processing data, storing the data, ari iiipt.rt digitizer in r:wotnlntanicati!~~~ ~'Oth the r1e-mertr and the processor for iÃzp~at[irr: the d~at~a. irttt~ t?t4t~ic~ztt~~r~~; a~~r~ 0~~ application prL~gratta st~ca~'e~i :n tÃie memory and 40 accessible by khe procct~et -Irrr dia=eetirig processing o1':=.the data byrt1ze processor. Tlse application lar~~grar)t ~;an be configured to perform a method. `I'lle system can include various Ãi7t,~ gfFltGdw]rC;:E3it Co37ip1?:ii'=3`1tS, sASCh as microprocessors, controllers, me:mC?I'y Clei'rfE]71ts, ~,'i~,.,:~s.lt~g el;.r~~r'rtts, I,,.~r~ic ~alernt~nt:S and look-up tablcs.
~~~
The usei't3f tl7eS`,'steITl Ctl:i7 be aCC)I1SGIfneS desiring to accesti aTi on linC:-iLrvI.t;e=.; aCce55 a restriet~cl are.t, p.ir;:hase and/or btil a 13rodi_rct? Wrvic~.~ or other item ot-cttin~tnerce, otherwise irar7sact in c:ommerec, and/or communicate witli anather ert#:ii}'. T4e user tnay alternatively be a mea`chant:, ;i distributor, a suppliÃ:r, a porson, aii entity, software, liardwar~ and/Or tlie iil:f~
dcsiritig: to transaLi or ot1iez-Wise COtTInxunicate with a ctsnscÃtner, a Merchant, a distribUiOr, a supplier, a persori, aJ,~ entity, software, ltardwarc atld/iot` the li~~(z.
Tfxc User Ttiav interact with .ii s,, stcrn viaan}{ iiiput device 4Ãrc}i as a c.omputiiig uaizt, 1+;eyboard;
mouse, smart card i-Lac1t:r, bios1leÃric system, kiosk, p~:rsonal cli~it.~aà assistant, handheld c~,zal p~~Ãcr (l~al~-n Pil~~iE::
celftfl,xr pIloti~. and/or tiie like.
A host riÃay I?e one or niare of the foliowing: 6 server, a personal coinputer, a mainfram::, a distribtt1ed network (the l1ttcs=net), a web service, aricl/oz -the li.kc:
A cizitaba.4c call i-i7ay hiclude, c.g., bac!~-up data, trackiitt,;
;.iziarniation, aird/c,~~ tlle 1 il;u.
A database iiiav be a~iy type of`database, sucha:s relatioetaf;
1~lerarcfii,.;ai; ohject--i.riente:i.
and./orthe1i[ke, ? include DB2 by I13iL7 (White Plaiiis, NY), atty of tlio datal7,:-tsc prc~duc~~~ availaEzlo, 1i=orn Oracle Cor1aoration. (Redwood SltoA'c:s, CA),MicrasoltSQL Server by Miurosof.t Corporat.ion (R4dnicaiÃcl, Wa.shington), or any otlier database lart3duct. Each dat-aba:;e irta.y be> organized in ariy suitable mat-in-er, including data tables or lookup tables.
A browser may be a client computer, sucli as a: Ãti<achirte, corstaix3inf, interface software used by Iltc user. "I'l-ic br~NN-s< r iitay itieltide PC, MA(", ccll pI-wrie, PI:IA, kiosk ancl/or the iike;
30 coÃtutitaitÃg intcn)eà bro-wsc?, 4oi'tw4ire, artdF'or networkusir itrterfaaest?fi~l'ware.
A web strver riiay ir3,.>uc"e. Li uataceritert sLic1b as a Cetitralized sea=ver with r~~note ft3il, over, a distributed tizit~ center patterned after i. We?3 5crvices r~iodel, or~v; or more servers conligured to receive and rewpond. tr) reclHc.4N I-i-oni t17e browser (suclias o.ne or more 3' microcomputers ot and/ortlir: like. The welta serverana% alsu =nclocie wcb server PI'6.JcE'.sies {PI'flg8'aI11s that #"f-ct,14+:: ,i1?C'l i i`.;Ã-"t]rid to Y',~qEIests, such as CGIy, Java SL`T'vll't;iy JSI`, :'~Sil). "1'1ie wc;~~ ~erver proces`es may coirtmunÃt;Rito witii f.itic.
content (fext, ~~~~>1~[~i~s, 10 soGiiiil 1iles, video, and/or i.hc: like usiiig H"I IMl..., WMI._., MIME
defined files, ar,,ci':>>' ths; liiLe}
via caiioor 1-nore c~il?.37l iitl icatioai Channels (operating syston-2 supported file rend on :,aatie content, dataretrieval arotn a datastore, a:nd/orthe llke.). The weh scrvcr proc{._.,scs ml'Ey also -i~ communicate with ati ei-ppiiG.xlior~ uat.a request 1Ãarldlt,Ã' (JavaSC.rvtef~~~ ~ervic.ts, tiaerl-~orn psocesses, linked and/or the lilCe)to receive ancl process requests fnr a1a1sE.iLa.ion (often dynatnic) data.

Communication bc>.twoin #`a.:~neti->rtaI blocks iÃj: the systeaii may be via one or more C0111rnUtilc:atit3rt t:haiinels yLtcIi ;is an irtterliet ;;erviec provida, a network (Internet, intranet, extranet, witvlcss, VPN, BItÃcTocstlt, telephone network, LMN", WAN), a network ÃIiterface between a prib:[ished. external access point and aweb server, point of ifiteractÃoti cluvico (srnart card svstelii, poirit ot sale dev ice4 personal diqital assist.rnt. cefltltar=
phone, I;.io.siC), ansl>>'or<rriy [3tl7(:r i:TL`ciFlS t,?f cCt171.i17t1131G.atEon. O13e or 11TC)3't iion7ts3tÃIbiC>c1t3o.Ã3 clic"7.sinels may Ii7CiEltie internal server cC7r7inntif]1ci1tlC)rl i;.l7a`3i7.37i::k liiilt ca'.-ry dal3 fror12i1 port to $.heweb sc1"'d';r [sucl1 as an inter-process %.c?Itlr"lli#llcatior3 ([PCi! cA1kinTlei). O11e or more communication 4;hil17.ne04 can I:ise sockets, CORBA, RMl, MQSeries, cIÃad tttc:ssaw#T prnt{ ).co1 (XML, :~~SN, proprietary). Orie or lYiorLcC}m#37:1BrIrCatloS"] cllannGls l1'ia4' rI'ic~u& ~1t~1 :;Y'sfe?Yl ii>I" exchanging data or ~.Y~Ã:r~`~actii1,~
bminesq, stiteli as ariy- hardware and/or ~ofiware t:.canlrrtuIricatiorr rne.dit.Ãm (te;iepbone, modeni, clit ita; subscriber liais:;, a glob:-d computer network, a ~v'xt'ett Iink, a wireless link~ any I.ItiliÃ:y tini;_), the interiict, an irrtrarict, an e.s:raÃtet. WAN, I.;1.N, and satellite conamurricatic3ns. One o3~` Iii`?re GomI17LIr1ication c:l-3elrlliels Ãliay tic us any type of flt'.I14'of"L sLt+;'h '.!s open ttetworlc. scctired network, an iiitcrac.6vetetevisioIi i:1TV) network. OIic or more conirnlurYlcatio3n c. hanriv is may bc onc: rictworli or rtliattip1e inds:pc.idicnt rretwmk.,:
Any number o1~cosÃventional teehr3iclrte:s r~ay be used ior datn traw;mis`ion;
:7i>rraling<
data processing, netSvork uontrol, and the like. For secus it~j reasons. any databases, syst~~i;i.s..
o I r corzipoIrter`Its of the prc;,,ieni ii1veiition rilay ccÃrrsi:st ot`~ny vorxibiriatiort of doeai~a;;es or.
3(I
components at a single lot:ation or at 17IrrffiPlC locations, wl,e,rei~~ eac:b database -or sys-iern itÃcltddws anv of vat-iotis scaitaI3i< security fe;atÃrre5, stiicti as #`revvalls; access cories, eneryption, d~ -i2ric.r, ption, compression, dccot~npi-c.ssiorr, ai1cl/ur the iiKc. Tiic preseÃit irrvention could be 35 used to vaIiciare data witla a t.Isc r-sicle scrii Citt~' fO.ngtaa.;e, tiuc.ll as JavaScript or VBSc:ript.
The preL:~_~nt invention e:otÃ:d be used in conjt.tnt.:t.iorZ wit~i any type of iaetsotial comiaWer, net.w()rk cotnputot=, workstation, Izrit7:ict3mprit.er, rn.ainft'ame, or the like rtÃnixkng any 40 operating system, '['}xo network may he a pubEic., tietwork (Ãnse: tÃreand ctpen to eavesdroIapers') or a scorÃre network. Various systelns and servers are stÃitaL7ly coupled to the Ãao~vcrri;:via data liigks. A varic t, of conventional c:omnit.anications Ineciiaand protocols inGly 45 bz LL-;c:d :tcir data links. A coÃinc:ction ta ati Iriterntt ~ervice.
Provider t~SP# over t-tre icacrl[ )oop is typically t:is:e:ti in cc+pirie.ction witli standard tt1odem communication, cab1e rno+~iern, Di5}i networks, I'SDN, Digital Subscriber Line (,DSL), or various v,=ireless c:oÃrirtlrlrÃicatiiorl t-netrlf3ds.

The varir~I*i~ systems mif;ht also reside within a local area nmrrork (LAN) which interfaces to the neftvork vizt t3 lr"G3sed Iiflle. (TI, 133). Sucli rrlctbt}ds arc ~,vell knotvn in the art, and arc covet'cd in a variety ufstandartl texts, stich as Ciilbert 11.1r=l, Uiiclcrstanuiri:; Data Col-ntiiutiicatÃoris (1996), which is hereby incorporated by reliererace:.
l"or iireMty, the pt'esetxt inventit?n. is Ã1!ÃIstratcel as Iserlziil3.3iig to a systet7i of cler;:trollic:
crlt~t~I r~c, s~Ã~lI as tr~.its~a~t~c~tts xetat.Ã~it~~ ~viWr'tlre T;lY~rrict.
Many t,q)pliczi.tfons c,f thc: present irivcÃ3tiou cottld be $trrTiÃtlated. The systerll cotilÃ1 be trs: ci to airtlie.nticate users of a computer ~Ystela7, tc) activate a f} 1sSC~.`~de Sy5te1t7; to access a I'est1'IG=tlrd 5er1'l(:i~ Or rletAvC?rk,to c.1cEesS'cl systern rtiay also be used to ac cesss oii-IiÃià servtcesjiosk sLrv icQs, Point (PO4) tertrtirtk,Ãs, f'4utornatic `reller Machines (AIN1s), and/car the likc.
A Liscr. rr.OMpÃttirt(I Gtnlt, a0001: r compr.tting systc.Ãn, antllor the l ike Ãr7ay be .,)o intr.rcutdrlectt`:d via 'a scwc,rt+.:I ria;twciri:_, such as a pa}`tiit'nt network. 'T'tÃ~ ~aytnmt c}rf:

re pI'QsS`J3t$ l'.Ylst7Ã1t7 proprietary net1VClili.s that presently i3cC()II71iiodc7.tL', transactions tor c$GCIit cat=ds, debit c:ard5, and otltet types of Irriancral/bankii~g cards. Ã7Ete payment ttetivorlb is a.
closed n:etN-1. tsrk that is assumed tobe secure froi~~ eavescII'oppet-s.
The syst.;rn Inay communicate the data to ttYe user i.rsirig at least otte I~rot:,;.c}l b:r at leaq one l~orinat. 'I^ht~ titeE~+ nrr-ly Qonfigirre the data in a fonnat and coitltnuiiiotc ilte data to the ÃÃs.cr ti`in~ a 1?r'c~tc~ctrl< `I'lxc ~s: sttnl and tllc user ri~.a'~~
have a,prs~:cleterrtilr-Ied protocol and 30 forma.t in order to, [acilitate the coInnwn:cation of the data hctweeti thc;rii: Cxei71plary pt-'c?tacols inclzrile hypea- text transtlr protocol (littp), secttri;d hy.pet` tLxI trattsfer.',protc~col.
(littps), file trarrsfcr protocol (FTP), secure electronic txzail, a raetwork-, re3rtot~.a method .35 invocation, distributed coIrtpancnt ol:rJec:tmode1, etiterprksc_1ava beati, and/ot' socket coriirntirlication. The systetn rt-tav be iritplerrai:.nted with TU11II' communications Iircriocols, IP::?C., App[ctalk; ll'-b. NctB[CK QSI or to::iy ntÃtt~bet' c}f cxisti;w, ot=
1:rture prÃatucol,.
40 Exemplary formats include e.~_tel:`ibfe rTtar=kufa lang<<a, ;: (XMt..}, naniG valttc pair, any cr.tscom fot'nxat, any industry standard ft3Ãmnat, arlr:l/cir the like. For a basic introditcticail of c.rs pto;;ralahy, please review a t~~xt ~~ ritteirt by 13raacrr Scl"ir7eier entitled : Appliet!
Crypt{.r~r~al~Ilv. I'~'o~Ãocc~ls,l~lg~~ritflltts, r~ttd Svt:ircc Code I.Ã1 C,"
Ptil~li5liet~ bi~J:~I~r~ ''il~;~=&
Sons 0c;e,Ãstzd L:uition, 1996), which is I-ierel~~y incorptlrated by reference. SpecAfc iszfoz=niatioÃt rt.latF-d :o tllc: protocols, stattdaetls, and ap.plica*ion saffivare tisecl in coTtnectiost with the Internet ttia} n ; be discussed herein. For further ira.f=*c}rmatioiY
reci;FiÃ^diÃig such de:teÃils, see Dilip Nail~.. bat: rra~.~t StarÃd;<it=ds And PrOr.-nL cf l ~-, (1998); Java 2 Ctniaplcte; variottsarÃtltors;
~ (S) h~ y l ; 99j, Dc17oi~..ali Ray and Eric Ray, NlastcrlragHTt%tl:, 4.0 (l 997}; -mLi Loshin. `f't`yl'11~~:P
Clearly ExplaiÃic:d (1997)> whcrc t;tll c>fthese texts are hereby incorporated }zv rC #'~ro#ice:
Association of Get'ti:al#l datcl. Ã71ci.}%be i3cct7iTapl#,4'hL:1'1 t173'oL3#..'ll any data astiCli`.littaU37:
teciarÃiclaic kaaow#a and practi:ce,d in the art. 'T'he association may be accomp(iataccl cizhcr iiaaÃiuallyrar aLtto#raaÃically. A uto#iaatic~ a:s~, o ~~ iaÃioÃa tech niqÃtes iraclitdc a databtisc sea:ela, a database tracrgc_ GlZfn:f'. AG. REI', SQL, and/or the like.
"T'17eassor:itatiora step ma}=be accomplished h;~ a database merge function, st#ela as usint- :: "key field" in daÃ..a tf-bles. A
"le.ey fieEcl" pa:=titio#as the database accardil-#8 to tcae higiÃ-lcve1 class of r.Ãb,jo Ãs &l:ÃÃed by tlle key field.. A ccrt;.airiclass i1iaY be designated as a%i y #-iolci in both the first data tabIe aÃid the sei;.tstii:.l data 1able. a.tid dis' two data tables 1-nay then be Ãnel",,ed aii thc. Ia:.ds. of the class datairt '13 the kuyf:ia:ld. `I"1ic data corresponding to the key field in cach oCtl:te ni..r cti data tables is preferably the same. However, data tables having similar, t.hioa.igh iiot i~f4rztical, data intl,:lw kcy f:Ãclcis may also be merged bly Lasi~ig AGRf~;Ã'. Also, the association rrF' XVlL data is done 2 5 tasitag DoctÃment'Iype L7rti#i ition (DTD)>;nj scfaennas.:
1'o the !'-iÃcegaaing spsci(ic:ttion, the iÃ1vcÃatioaa lias been described with r ct'erence to specif`tc etaabodii-tieatts. l-l:,owevcr, it ~v31l be appreLir}ted t.hni various modifications arad.
okt-aÃ1oc:s can be made without riclir.artin~ trc~rl~. the scope of the present ira~.=ertti~~r>i. 'I'lle 30 :,p::cificat.iura aiid figtirza;s are to be regarded in tirx illu5trative tt-ÃaaY.ncr, Ã-at}Ycr daaat a rest.#'ictivc oite. and all sÃ#c h modifications are intended to bc irrcltÃde.d wit.hig7 the scope ofpresent invÃ:taÃis~:~tt. Fot'exa:nt,le, tlxe;#.t:pf, irccited in aÃxy #nettiod or process may be executed Ãtt any 35 ordcr .ia:d a3rc raot. li:Ãn:ited to the order presented in theatleth(yd or process.
BeaaeTits, otlaer tildv<3tatages, arad sol_tltioiys to prol:slepns have beetrdescr;L:Qd above wit1t #'egarcl to specific emboduaici1ts. HoNklcver, the Kme(-:its. .Id~aratayw.s, solutions to ~ ~;~l~lctt ~;
and any elcm.ent(s} t.l1aLrÃa;:ty cause any heraetit, aciv.irttacsi<.. <Sr solution to occt.it' or t)4~;Orne wore pronounced are not to bc cortstra.ted. zas c,rtticial, Ã-ccluirezl, or essential f'etatures, or _ ~l<:131L'`~#lts of tl"IC 11~~''("ttli~i~. :''~S used herein, t1T~; tf:I'I]l4 :'cC17Y1p1`1~esis, icCC?.t7ip;{ lti(fi;sq1, or iatav ot ii`#' 4 5 4atr9<'~t#t?:17 '.-hCf"M, arc iTiLc#7ded tC) c[?;'er a non-exclusive 111el1t5lol1, SLlcli :th~va a process, 3nGtlaÃ,acl, artiQlv; c.~r apparatus tlltzt cw,Ãp#=iscs a list ofclcraient.h ctc:Ãe:s-aot irxcltadc. only those elements but may itaelt'de rat(ier elenicntsdaot exprQssly listed oi inherent to SiÃc.h process, triet4~od, article, Or apparaÃ.Lrs. T`tEfthcr, no elonw.m described hureiflt is rcc.~uirc.cl for tly.e prac~~~~~c'- of tlie inveritiori unless expreAy described as '=essential" or "cc:itical,'.

l-S

;1.5

Claims (20)

1. An appraisal system comprising:
a collector system configured to gather at least one of data and files associated with a property, and a scoring system coupled to the collector system and configured to analyze at least one of the data and files in order to calculate a score associated with the property, wherein the score is calculated using at least one of a zone and a market group associated with the property.

2. The appraisal system of claim 1 further comprising an appraisal database coupled to at least of the collector system and the scoring system and configured to receive at least one of data and files from at least one of the collector system and the scoring system in order to generate an appraisal report associated with the property.

3. The appraisal system of claim 1 wherein the scoring system uses at least one of the score and market analysis software to calculate at least one of an appraisal value and an appraisal report associated with the property.

4. The appraisal system of claim 1 wherein at least one of:
a portable communication device in communication with at least one of the collector system and the scoring system collects latitude, longitude, and altitude coordinates of the property via a Global Positioning System; and a portable communication device in communication with at least one of the collector system and the scoring system generates at least one of a photograph and satellite image of the property via a Global Positioning System in order to place a verified latitude, longitude, and attitude in the center of the property.

5. The appraisal system of claim 1 wherein at least one of:
the data and files include at least one of a photograph of the property, a parcel number associated with the property, and one or more comparable sales of other properties in the market group of the property;
the data includes at least one of geographic area, type, style, and size range of the property;
and a portable communication device configured to capture an image of the property and record audibly an address for the property to generate an audio clip that is associated with the image, so that the image can be tagged with a related address data field.

6. The appraisal system of claim 1 wherein the zone is defined by at least one of the market group, a community, a neighborhood, a city, one or more zip codes, a county, a state, a region and a country.

7. The appraisal system of claim 1 wherein at least one of:
the market group is defined by at least one of the zone, one or more attributes of the property, one or more comparable sales of other properties, a subdivision, a community, and a predetermined geographic boundary; and one or more properties with similar attributes are in the same market group.

8. A method comprising the steps of:
collecting data related to a first property:
creating at least one of a zone and a market group for the first property;
generating a score associated with the first property based the the data;
mapping the score to one or more comparable sales of one or more other properties based on at least one of the score, the zone, and the market group; and generating an appraisal report for the first property based on at least one of the score, the zone, the market group, and mapping of the score to one or more comparable sales of one or more other properties.

9. The method of claim 8 further comprising collecting the data in at least one of text, image, audio, and video files.

10. The method of claim 9 further comprising at least one of:
one or more of the files are imported into database;
address data fields associated with the files are tagged in the appraisal database;
integrating the files into the appraisal database; and allowing access to the files in the appraisal database in order to generate an appraisal report.

11. The method of claim 8 further comprising at least one of:
performing quality control of the data;

notifying an appraiser or another entity if there is a quality control error associated with the data;
at least one of formatting and validating the data;
updating an appraisal value of the first property on a timely basis including at least one of daily, monthly, quarterly, and annually; and allowing access to the data in the appraisal database in order to generate an appraisal report.

12. A method comprising the steps of:
requesting an appraisal of a property via an appraisal system, wherein the appraisal system includes a collector system, an appraisal database, an accounting system, and a scoring system;
using the collector system to search for at least one of data and files related to the property;
searching the appraisal database for at least one of data and files related to the property;
creating an accounting invoice related to the property via the accounting system;
analyzing at least one of the data, files, and accounting invoice via the scoring system to generate at least one of a score, a zone, and a market group; and preparing an an appraisal report associated with the property instantly or within a predetermined period of time based on at least one of the score, the zone, and the market group.

13. The method of claim 12 further comprising at least one of:
wherein the appraisal report includes at least one of an exterior based appraisal, an interior based appraisal, and a special request appraisal; and notifying an appraiser to perform a property or site inspection of the property based on the appraisal report.

14. The method of claim 12 further comprising at least one of:
accessing the collector system to at least one of add, edit, review, and verify data including photographs associated with the property;
at least one of viewing, reviewing, adding, editing, and verifying property data including photographs via a portable communication device; and accessing the collector system to at least one of add, edit, review, and verify the appraisal report associated with the property.

15. A method comprising the steps of:
collecting data related to a first property;
creating at least one of a zone and a market group for the first property based on the data, wherein each zone includes a plurality of market groups and each market group is generated based on at least one of geographic area, type, style, and size range of the first property;

generating a score associated with the first property based on at least one of the zone and market group;
mapping the score to one or more comparable sales of one or more other properties based on at least one of the score, the zone, and the market group; and generating an appraisal report for the first property based on at least one of the score.
the zone, the market group, and mapping of the score to one or more comparable sales of one or more other properties.

16. The method of claim 15 further comprising mapping the score to one or more comparable sales of one or more other properties includes mapping the score to a cash value of one or more other properties based on at least one of the score, the zone, and the market group.

17. The method of claim 15 further comprising mapping the score to one or more comparable sales of one or more other properties includes mapping the score to a current market value of one or more other properties based on at least one of the score, the zone, and the market group.

18. A system, comprising:
a host system including a processor for processing data associated with a property;
a memory in communication with the processor for storing the data;
an input digitizer in communication with the memory and the processor for inputting the data into the memory; and an application program stored in the memory and accessible by the processor for directing processing of the data by the processor, wherein the application program is configured to facilitate the steps of:

collecting data related to a first property;
creating at least one of a zone and a market group for the first property:
generating a score associated with the first property based on the data;
mapping the score to one or more comparable sales of one or more other properties based on at least one of the score, the zone, and the market group: and generating an appraisal report for the first property based on at least one of the score, the zone, the market group, and mapping of the score to one or more comparable sales of one or more other properties.

19. A system, comprising:
a host server for accepting and processing data in connection with a property;
an appraisal database in communication with the host server for collecting data on the property and using a collector system of the host server to gather at least one of data and files associated with the property; and a scoring system in communication with at least one of the host server, the collector system and the appraisal database configured to analyze at least one of the data and files in order to calculate a score associated with the property, wherein the score is calculated using at least one of a zone and a market group associated with the property.

20. A system, comprising:
a browser for submitting data to a web server, wherein the browser and the web server communicate via a communication channel and the data submitted to the web server includes information in connection with at least a first property;
a collector system associated with the web server for collecting data related to the first property;
an appraisal database associated with the web server and in communication with the collector system for collecting data on the first property; and a scoring system with the web server and in communication with at least one of the collector system and the appraisal database for creating at least one of a zone and a market group for the first property, generating a score associated with the first property based on the data, mapping the score to one or more comparable sales of one or more other properties based on at least one of the score, the zone, and the market group, and generating an appraisal report for the first property based on at least one of the score, the zone, the market group, and mapping of the score to one or more comparable sales of one or more other properties.