Schweitzer Appraisals

01/22/2026

Why Appraisers Should Ask Questions Prior to Accepting an Assignment
January 17th, 2026 1:34 PM
The word value is not a precise concept in real estate valuations. A descriptive word is needed to explain the function for the appraisal. The following describes several of the more common values that are sought in these assignments.

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Market value, fair market value, ad valorem, and insurable value are distinct appraisal concepts used for different decisions: sales pricing and lending, legal/tax benchmarks, property taxation, and insurance coverage respectively. This post explains each term, compares them, and gives practical guidance for owners, buyers, appraisers, and insurers.

Quick guide and decision points

Key considerations: transaction purpose, legal context, tax exposure, insurance needs.
Clarifying questions to frame any valuation: Is this for a sale, loan, tax assessment, or insurance claim? What date or effective valuation moment matters?; Are there special legal or market constraints?

Definitions and how they differ

Market value

Typically used in appraisals for lending. The definition is contained in the FNMA/Fredie Mac appraisal form reports

Fair market value

Fair market value (FMV) is a legal standard similar to market value but often used in tax, estate, and litigation contexts; it assumes both parties are informed and acting without compulsion and may be interpreted by statutes or courts. FMV can be the same as market value in practice, but legal definitions and evidentiary standards can make FMV the controlling figure in disputes or tax filings.

Ad valorem

Ad valorem literally means “according to value” and describes taxes levied on property based on assessed value (e.g., property tax). Ad valorem assessments use valuation methods and statutory rules that differ from market appraisals; assessed value may lag market changes and include exemptions or caps.

Insurable value

Insurable value is the amount required to replace or repair the insured improvements (buildings and sometimes site improvements — not the land — and excludes market goodwill or land appreciation. Insurable value focuses on replacement cost and policy terms rather than what a buyer would pay for the property.







Comparison table

Concept


Purpose


Typical Use


Who sets it

Market value


Price in open market


Sales, mortgages


Appraiser/lender

Fair market value


Legal/tax benchmark


Taxes, estates, litigation


Courts/IRS/statute

Ad valorem


Tax base


Property taxation


Assessor/municipality

Insurable value


Replacement cost


Insurance coverage


Insurer/appraiser

Practical tips and risks

For sellers and buyers: rely on a current market appraisal for pricing and negotiation; be aware an insurer’s replacement cost estimate will differ.
For tax planning: understand local ad valorem rules, appeal windows, and how assessed value is calculated.
For insurance: confirm replacement cost vs. actual cash value, policy limits, and exclusions to avoid underinsurance.
Risk: confusing FMV with insurable value or assessed value can lead to underinsurance, tax surprises, or financing shortfalls.

Pre-Appraisal Checklist for Real Estate Valuation

Purpose: Help sellers, buyers, owners, and appraisers gather the facts that most influence market value and fair market value opinions.

Confirm the valuation purpose and effective date — state whether the appraisal is for sale, financing, estate, tax, or insurance and the exact valuation date.
Provide legal documents — deed, title report, easements, covenants, restrictions, and recent survey.
Supply tax and assessment records — current assessed value, recent tax bills, and any pending appeals.
Gather recent comparable sales — addresses, sale dates, sale prices, and MLS sheets for 3–6 similar nearby properties.
Document income data (if applicable) — leases, rent roll, operating expenses, vacancy history, and recent capital expenditures.
List improvements and condition — year built, major renovations (dates and costs), roof, HVAC, plumbing, electrical, and structural issues.
Provide construction details — square footage (with source), number of units/rooms, building materials, foundation type, and energy systems.
Compile site information — lot size, zoning, flood zone, access, utilities, and environmental reports if available.
Show recent repair and replacement invoices — receipts for major work (roof, HVAC, foundation, seismic retrofit).
Document unique features or defects — pools, outbuildings, historic designation, encroachments, or deferred maintenance.
Supply marketing materials — listing history, photos, floor plans, and broker opinions of value.
Provide insurance and prior appraisal reports — current policy declarations, prior replacement-cost estimates, and any earlier appraisals.
Identify restrictions or special conditions — rent control, leasehold interests, eminent domain notices, or pending litigation.
Be ready for inspection access — schedule convenient times, ensure utilities are on, and provide keys or codes.
Ask about intended users and reliance — clarify who will rely on the appraisal (lender, buyer, court, tax authority) and any required report format.

Posted in:Valuation Concepts and tagged: AppraisalValues
Posted by Mark C Schweitzer on January 17th, 2026 1:34 P

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08/16/2025

These buildings are primarily vacant and do not fit into a clearly defined use. A total of nine properties were discovered in the Old Town Village District and are summarized as follows:

Count Potential Use
3 Automotive
2 Cultural
2 Mixed Use
1 Restaurant
1 Specialty

The cultural uses are Route 66 Museum (non-profit) and the Unity Building (Catholic Church). The remaining buildings are vacant (78%). Total land area is 3.7 acres or 4.39% of the land area in this district.

08/05/2025

Schweitzer Appraisals specializing in residential and commercial CA Real Estate Property Appraisals.

08/03/2025

August 2, 2025 Land Uses and Density in the Old Town Village Victorville

For this portion of the analysis the land area was segmented into existing land uses and a numerical count of the units were calculated. My initial findings are summarized in the following table:

Use Land Area No. Unit
Apartment: 438,804 163
Automotive: 189,431 15
City Owned: 474,965 37
Commercial: 161,016 9
Industrial: 71,000 4
Land: 696,266 58
Misc.: 151,473 7
Motel: 35,500 42
Offices: 118,170 9
Religion: 83,271 7
Restaurant: 27,550 3
Retail: 184,038 40
School Dist: 114,818 4
Single Family: 925,350 132
Total 84.29 ac 521

The top five (74.21%) of uses by land area are:
Use Acreage %/Total
Single Family: 21.24 25.20%
Land: 15.98 18.96%
City Owned: 10.90 12.94%
Apartment: 10.07 11.95%
Automotive: 4.35 5.16%

The bottom five (9.05%) of uses by land area are:
Use Acreage %Total
School District: 2.64 3.13%
Religion: 1.91 2.27%
Industrial: 1.63 1.93%
Motel: 0.81 0.97%
Restaurant: 0.63 0.75%

Land uses (12.62%) of interest to businesses, investors and potential developers include:
Use of Interest Acreage %Total
Retail: 4.22 5.01%
Offices: 2.71 3.22%
Commercial: 3.70 4.39%

To further refine these uses it is necessary to consider the total vacant land area within this district. This component consists of privately and publicly owned land (27.62%). The city owns 10.90 acres; however, 3.37 acres is improved (High Desert Performing Art Center, Fire Museum, Parking Lot, Old School/Park, and Veteran Memorial) leaving 7.53 acre that has been land banked for future use. There is 15.98 acres that is privately owned and could be developed. The privately owned land consists of 12,005 square feet on average and will likely require acquisition of adjoining properties prior to development. The city owned land is primarily east of 7th Street and west of Hesperia Road and consists of multiple adjoining parcels that are readily available for development without the cost of additional property acquisition.

Land densities of the more significant land uses found in the district are summarized in the following chart. NOTE: The second column is the land density of the use identified, and the third column is the additional units of that use if all of the vacant land was developed with that specific use using the existing density of that use.

Use Current Density Potential Units
Commercial: 17,891 56.69
Offices: 13,130 77.25
Automotive: 12,629 80.31
Restaurant:: 9,183 110.45
Single Family: 7,010 144.68
Retail: 4,601 220.44
Industrial: 4437.5 228.56
Apartment: 2,692 376.76
Motel: 845 1,199.96

A last note on density - It must be recognized that the city is interested in using a higher land use density which may include condominiums, high density housing (both vertically and by mixed use) Future development may result in a high volume of improved units as developers and the city explore potential for land use development.

My next post will explore the current level of property taxation available to the city within this district coupled with potential increase by using the 25-year average sale of properties.

The following tables summarize this discussion

08/01/2025

August 1, 2025 - Structure of Old Town Village
The Old Town Village district consists of 84.29 acres with the following boundaries:
- North : D Street.
- South: Forrest Avenue.
- East: Eleventh Street. West: First Street.

The existing entry points into the village are:
- D Street (links I-15 to the Village and Route 66 west of I-15).
- 7th Street (Route 66 running north to south through the district)
- Hesperia Road (at the eastern end of the district).

Properties that may be leveraged to attract Route 66 visitors are:
1. Route 66 - This is Seventh Street running north to south through the district. An entry arch is located at the junction of D and Seventh Street.
2. Route 66 Museum - The former Red Rooster Cafe with exhibits of Route 66 and the history of Victorville. Manned by volunteers with free admission.
3. Lane's Crossing Park - A new addition (2024). This is a fenced open air park with audio visual facilities, fire pit and a caboose.
4. The High Desert Performing Center - The former USO center, offering live theater performances, musical events, art exhibitions and are classes.
5. Fire Museum - Opened limited hours, this is an old fire station with historical fire fighting equipment.
6. Greenspot Motel - Built in 1932 as a motor court motel, this facility offers themed lodging in the district.
7. Veteran Memorial - Dedicated in 1996, this is an open air courtyard with seating and a memorial to veterans from Victorville. Acts as the central point in the Veteran Day Celebration.

Historical properties in the district that may be viewed on a walking tour include:
1. The Turner House - a residence built in the late 1880s.
2. The Old School - Built in the 1920's.
4. St Joan of Arc Catholic Church - An older church that is central to Old Town.

Restaurant/Bars found in the district are:
1. Guadalajara Meat Market - Mexican cuisine with indoor dining.
2. Valparaiso Mexican Restaurant - A walk-up fast food restaurant.
3. AJ's Bar.

Specialty Retail include:
1. Wild Goose Vintage & Thrift - Offers vintage clothing and antiques.
2.Santa Fe Trading Company - Specialty home goods. Additionally there are periodic live music and art exhibitions.
3. Sweet Treasures - A specialty skin care store.
4. Barrel House - A historic building adjacent to the Route 66 Museum that is currently a liquor store and market.

Currently the following events draw visitor and residents:
1. Christmas Parade along Seventh Street.
2. HD Market Night - Located in a vacant lot on Seventh Street.
3. Veteran Day Celebration - Centered at Veteran Memorial.

Currently, the district has limited tourists outlets and will need significant improvement. The city does recognize that the Route 66 Centennial is a significant event that may result in placing the city as a tourist destination for Route 66 domestic and international visitors and is actively attempting to attract new businesses to the district.

City Infrastructure and Improvement projects are:
1. Sidewalk repair and improving pedestrian/biking improvements.
2. A program offering up to $50,000 financial assistance to help buildings meet code standards, ADA compliance and facade improvement (to enhance a Route 66 theme).
3. Waiving of development impact fees for new businesses in the district.

Future proposed projects include:
1. Narrowing of Seventh Street to 2 lanes with on street parking.
2 A roundabout at Seventh Street and Forrest Avenue (by the Veteran Memorial).
3. Improving and enhancing the City parking lot at 7th and B Street along with the parking lot at 8th and C Street.

Funding sources for these projects include:
1. Community Revitalization Investment Agency (CRIA) - increment in value from property tax within the district.
2. Community Development Block Grants.
3. General Fund.

A potential future funding source would come from the formation of Business Improvement District (BID).

In summary, this district has relatively limited tourist appeal with a significant percentage of vacant land and vacant commercial buildings in need of repair and updating. The city is facing a short time frame (to capitalize on the Route 66 centennial) but is actively attempting to draw retail centers that are needed to draw and keep visitors.
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In the next post I will review land uses by category and percentages that currently exist in the district.

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07/26/2025

Victorville is a city in the High Desert of San Bernardino. The original town site was founded in 1886 with the arrival of the railroad. The founders laid out the town consisting of 200 acres or 0.32 square miles. By 1962 (year of incorporation), the city had grown to 9.7 square miles (6,208 acres) and the population reached 8,110 people.

Significant events in the time line of Victorville includes:

1926 - Route 66 is developed running through Victorville (7th Street).
1937 - Greenspot Motel (a motor-court offering lodging) is built.
1960s to 1970 - I-15 is built bypassing Route 66 and moving the development away from the original townsite.
1963 - Victorville College, Green Tree Motel and Golf Course along with a shopping center is developed moving growth to the south.
By the 1980s the original townsite had become blighted.
1998 - The city adopted the Old Town Redevelopment Plan.
2000 - The transit center, a redevelopment project, opens as an intermodal transit center.
2011 - State of California abolished all Redevelopment Agencies resulting in loss of funds for redeveloping Old Town.
2023 - The city establishes a Community Reinvestment and Investment Agency (CRIA) allowed under state law. This act allows for using incremental tax revenue for infrastructure and affordable housing to revitalize blighted areas.

In future posts, I will review the Old Town Village in terms of existing land uses, potential for development, current conditions and potential funding sources

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