A tax record lists 0.38 acre. A reliable current survey describes a rectangular 150-foot by 120-foot lot. No evidence yet explains the discrepancy. What should the appraiser conclude?
Correct Answer
C) The survey implies about 0.413 acre; investigate the conflict
150 × 120 = 18,000 square feet; 18,000 ÷ 43,560 is about 0.4132 acre. The tax figure represents 16,552.8 square feet, a difference of 1,447.2 square feet. This establishes a discrepancy, not its cause. Investigate appropriate records and sources rather than invent a recent plat correction, easement exclusion or wetlands deduction.
Why This Is the Correct Answer
Option C is correct because 150 x 120 = 18,000 square feet, and 18,000 / 43,560 is about 0.4132 acre. The tax figure of 0.38 acre equals about 16,552.8 square feet, a difference of about 1,447.2 square feet. The numbers show a discrepancy but not its cause, so the appraiser investigates reliable records and sources.
Why the Other Options Are Wrong
Option A: An easement must have removed part of the fee ownership
Option A, concluding that an easement must have removed part of the fee ownership, is wrong because an easement typically grants a right of use without removing fee ownership, and nothing in the facts shows an easement explains the difference.
Option B: Different measurement units must have caused the difference
Option B, concluding that different measurement units must have caused the difference, is wrong because nothing in the facts shows a unit mix-up. The discrepancy needs investigation before any cause is assigned.
Option D: Wetlands must explain the difference between the two figures
Option D, concluding that wetlands must explain the difference, is wrong because no evidence of wetlands is given, and inventing a wetlands deduction would be speculation rather than supported analysis.
Numbers show gaps, not reasons
Arithmetic can prove two sources disagree, but only research can tell you why.
How to use: Use this when options offer a specific cause for a discrepancy that the facts do not support.
Exam Tip
Pick the answer that quantifies the discrepancy and calls for investigation over answers that assume an unproven cause.
Common Mistakes to Avoid
- -Assuming an easement reduces fee ownership area
- -Guessing a cause for a discrepancy without evidence
- -Using 40,000 instead of 43,560 square feet per acre
Concept Deep Dive
Analysis
This question tests calculating site area from survey dimensions and recognizing that a discrepancy alone does not reveal its cause. The survey lot is 150 x 120 = 18,000 square feet, about 0.413 acre, which differs from the 0.38 acre tax figure. The appropriate step is to investigate the conflict rather than assume an explanation.
Background Knowledge
Appraisers identify site size from sources they reasonably believe to be reliable, and Fannie Mae requires reporting the actual site size. Tax records, plats and surveys can disagree for many reasons. When they conflict, the appraiser calculates what each implies, researches the cause and discloses the basis for the figure used.
Real-World Application
An appraiser notices the county assessor lists a lot at a smaller acreage than a recent survey supports. The appraiser converts the survey dimensions to acres, contacts the assessor's office and reviews the deed and plat, then reports the supported site size with a note about the discrepancy.
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