Definition
Bracketing is selecting comparables that bracket your property's price—some above, some below expected value. It shows your property value sits within the market range, not above or below it. It's professional appraisal practice.
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Bracketing is a best practice in appraisal where properties more valuable and less valuable than the subject are both included in the comparable analysis. This approach provides confidence that the subject property value falls within a reasonable range supported by market sales. Effective bracketing ensures the appraiser isn't simply forcing a predetermined conclusion but is genuinely estimating value based on market evidence.
Pro Tip
Good appraisals use bracketing. Watch for appraisals using only comparables above or only below your property—that's suspicious and suggests forced conclusions.
Example
For a subject property expected to value at $430,000, the appraiser includes three comparable sales: one at $418,000, one at $425,000, and one at $438,000. This bracketing approach supports the subject value being within the market range.