What makes them fun is going through the exercise and come up with your prediction that is backed historical data or your own theory. 

Real Estate (Buyer's) Agent: This is the person who can provide you the data to analyze your market (to determine if you actually want to invest there), can provide you local expertise and who can provide you access to any properties listed on the MLS.2.

The appraisal is an OPINION of value derived by analysis of the market data.

There are a number of other factors that make it pretty difficult to determine the difference in rates between areas unless you work for an insurer or have an intimate knowledge of how rating works.I don't think taking a poll on here is going to give you any usable information aside from a couple random data points that likely have little or no relation.

The problem I'm now having is that I keep getting an error message when registering for iupdate to gain access just so I can view the data and no one wants to help me.

Now that I actually want the data, I can't seem to find the original post.

Kim, I'd look at both of them to get an idea of the market trend over a period of time, but would depend on current market data to get an idea of value now, Current, comparable sold property data is what you need and the listing Realtor or your Realtor should be able to provide this information for you.

I've been experimenting with "circumstantial data" to give me clues.

I don't believe such a tool exists becuase sales data is not publicly available from all MLS.

I have been watching the market here and know the deals you seek do not surface through normal realestate data bases.