Virginia Property Valuation
Practice Questions & Answers (2026)
Property valuation questions on the Virginia exam test the three approaches to value (sales comparison, cost, and income), how appraisals work, and what affects market value. The Virginia Department of Professional and Occupational Regulation (DPOR) tests when each approach is most appropriate, how adjustments are made in the sales comparison approach, and what factors an appraiser considers vs. ignores. Virginia candidates often struggle with income approach calculations — particularly gross rent multiplier (GRM) and net operating income (NOI) — and with the cost approach depreciation calculations. These are high-difficulty math and concept questions where careful study of the explanations pays off significantly on exam day.
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Virginia Property Valuation — Practice Questions & Answers
124 questions on Property Valuation from the Virginia real estate question bank. First 10 are free — sign up to unlock all 124.
Q1. In Virginia, the appraisal approach most commonly used for single-family residential properties is the:
Explanation
The sales comparison approach (market data approach) is the most widely used method for appraising single-family residential properties. It compares the subject property to recently sold comparable properties.
Q2. An appraiser is using the cost approach to value a Virginia home. The land is valued at $50,000, the reproduction cost of the structure is $200,000, and depreciation is estimated at $30,000. What is the indicated value?
Explanation
Cost approach value = Land value + (Reproduction cost − Depreciation) = $50,000 + ($200,000 − $30,000) = $50,000 + $170,000 = $220,000.
Q3. Functional obsolescence in an appraisal refers to a loss in value due to:
Explanation
Functional obsolescence is a loss in value caused by deficiencies or outdated features within the property, such as a bedroom accessible only through another bedroom, or outdated plumbing fixtures.
Q4. The principle of substitution states that a buyer will pay no more for a property than:
Explanation
The principle of substitution holds that the maximum value of a property is set by the cost of acquiring an equally desirable substitute. This principle underlies the sales comparison and cost approaches.
Q5. In Virginia's Northern Virginia market, the most relevant comparables for a sales comparison appraisal should be located:
Explanation
Appraisers prefer comparables from the same neighborhood or competing neighborhoods sold within 6–12 months. In active markets like Northern Virginia, more recent sales (3–6 months) are preferred.
Q6. Economic obsolescence (external obsolescence) in a Virginia appraisal is caused by:
Explanation
Economic (external) obsolescence is a loss in value caused by factors outside the property, such as nearby industrial development, traffic changes, or economic decline in the area. It is typically incurable.
Q7. In the income approach, the Gross Rent Multiplier (GRM) is calculated as:
Explanation
GRM = Sale Price ÷ Monthly Gross Rent. It is a quick way to estimate value for income-producing residential properties by comparing to similar properties' GRMs.
Q8. When appraising a special-use property like a church in Virginia, the appraiser would most likely use which approach?
Explanation
Special-use or special-purpose properties (churches, schools, hospitals) rarely sell, making comparables scarce. The cost approach (land value + depreciated replacement cost) is typically most applicable.
Q9. An appraiser makes a positive adjustment to a comparable sale in Virginia when the comparable is:
Explanation
When a comparable is inferior to the subject property in a feature (e.g., the comparable has no garage but the subject does), the appraiser adds a positive adjustment to the comparable's price to bring it up to the subject's level.
Q10. An appraiser in Virginia is determining the value of an income-producing property using the income approach. The property has a potential gross income of $100,000, vacancy and collection loss of 5%, and operating expenses of $30,000. What is the NOI?
Explanation
Effective Gross Income = $100,000 − ($100,000 × 5%) = $95,000. NOI = EGI − Operating Expenses = $95,000 − $30,000 = $65,000.
Q11. Plottage value in Virginia appraisal refers to:
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