UAD 3.6 Market fields
Section 17 of the Uniform Residential Appraisal Report has 24 indexed fields. Select a field to open it on the report.
UAD Guide is an independent, unofficial resource, last reviewed October 17, 2026. For the official answer, use Fannie Mae and Freddie Mac.
Market Area Boundary Field 17.003
When: Always required
Market Area Boundary Description: Describe geographic boundaries of the defined market area (e.g., streets, waterways, county or state lines or other natural boundaries). The description may include north, south, east and west. Note: A map of the market area boundaries showing Active Listings (17.005), Pending Sales (17.010), and the Sales in Lookback Period (17.012) may be provided, which displays in Market Exhibits. Provide a caption to label the image, such as “Market Area Boundary Map”.
Maps to Neighborhood Boundaries on the UAD 2.6 Form 1004.
Search Criteria Description Field 17.004
When: Always required
Search Criteria Description: Describes all of the search criteria used to identify specific properties within the defined market area boundaries. Note: An image of the search criteria (such as a screen shot of the MLS search screen) may be provided, which display in Market Exhibits. Provide a caption to label the image, such as “Search Criteria”.
No UAD 2.6 field is listed for it in the cross-reference guide.
Active Listings Field 17.005
When: Always required
Active Listings: The number of active listings in the defined market area that directly compete with the subject, as of the appraisal effective date. Can be 0.
Maps to Number of Comparable Listings on the UAD 2.6 Form 1004.
Median Days on Market Field 17.006
When: Required when there are Active Listings
Median Days on Market for active listings in the defined market area that directly compete with the subject, as of the appraisal effective date.
No UAD 2.6 field is listed for it in the cross-reference guide.
Lowest List Price Field 17.007
When: Required when there are Active Listings
Lowest List Price for Active Listings in the defined market area that directly compete with the subject, as of the appraisal effective date.
Maps to Comparable Listings Price Range Low on the UAD 2.6 Form 1004.
Median List Price Field 17.008
When: Required when there are Active Listings
Median List Price for Active Listings in the defined market area that directly compete with the subject, as of the appraisal effective date.
No UAD 2.6 field is listed for it in the cross-reference guide.
Highest List Price Field 17.009
When: Required when there are Active Listings
Highest List Price for Active Listings in the defined market area that directly compete with the subject, as of the appraisal effective date.
Maps to Comparable Listings Price Range High on the UAD 2.6 Form 1004.
Pending Sales Field 17.010
When: Always required
Pending Sales: The number of pending sales in the defined market area that directly compete with the subject, as of the appraisal effective date. Can be 0.
No UAD 2.6 field is listed for it in the cross-reference guide.
Sales in Past ___ Months Field 17.011
When: Always required
Lookback Period: The number of months back from the appraisal effective date that the appraiser used to analyze and report on sales.
No UAD 2.6 field is listed for it in the cross-reference guide.
Sales in Past ___ Months Field 17.012
When: Always required
Sales in Lookback Period: The number of sales of competitive properties in the defined market area during the lookback period.
Maps to Number of Comparable Sales on the UAD 2.6 Form 1004.
Lowest Sale Price Field 17.013
When: Required when Sales in Lookback Period is not 0
Lowest Sale Price in Lookback Period: The lowest sale price of the competitive properties in the defined market area during the lookback period.
Maps to One-Unit Housing Price $ (000) Low Comparable Sales Price Range Low on the UAD 2.6 Form 1004.
Median Sale Price Field 17.014
When: Required when Sales in Lookback Period is not 0
Median Sale Price in Lookback Period: The median sale price of the competitive properties in the defined market area during the lookback period.
Maps to One-Unit Housing Price $ (000) Pred. on the UAD 2.6 Form 1004.
Highest Sale Price Field 17.015
When: Required when Sales in Lookback Period is not 0
Highest Sale Price in Lookback Period: The highest sale of the competitive properties in the defined market area during the lookback period.
Maps to One-Unit Housing Price $ (000) High Comparable Sales Price Range High on the UAD 2.6 Form 1004.
Distressed Market Competition Field 17.016
When: Always required
• Yes (the presence of distressed sales activity (e.g., REO, foreclosure, short sale) within the defined market area is a factor and impacts the market). • No (there is no distressed sales activity, or there is minimal activity that does not impact the market).
No UAD 2.6 field is listed for it in the cross-reference guide.
Market graph type Field 17.017
When: If applicable
Market Graph Type: A list of graphs that the appraiser has included to support their market analysis. • Absorption Rate • Median Days on Market • Percent of Distressed Sales • Price Trend • Year Built of Sales Notes: • The actual graphs are displayed in Market Exhibits with the Market Graph Type. • Other graphs that are not in this list may be included in Market Exhibits, and a caption may be provided to identify the graph.
No UAD 2.6 field is listed for it in the cross-reference guide.
Market graph image Field 17.017.1
When: IF Exists
A value from a MISMO prescribed list that categorizes the image.
No UAD 2.6 field is listed for it in the cross-reference guide.
Optional Photos: Image Caption Comment Description Field 17.017.2
When: IF ImageFileLocationIdentifier Is Present AND Exists
A free-form text field used to further describe or comment on the image.
No UAD 2.6 field is listed for it in the cross-reference guide.
Price Trend Source Field 17.018
When: Always required
The source(s) that the appraiser used to determine price trends.
No UAD 2.6 field is listed for it in the cross-reference guide.
Price Trend Analysis Commentary Field 17.019
When: Required if there is no Price Trend Graph, or if relevant
Price Trend Analysis Commentary must include how price trends were determined, including reconciliation if multiple sources used.
No UAD 2.6 field is listed for it in the cross-reference guide.
Demand/Supply Field 17.021
When: Always required
The housing supply for competitive properties in the defined market area. • Oversupply • In Balance • Shortage
Maps to Demand/Supply Shortage Demand/Supply In Balance Demand/Supply Over Supply on the UAD 2.6 Form 1004.
Marketing Time Field 17.022
When: Always required
The range of time needed to sell competitive properties in the defined market area. • Under 3 months • 3 to 6 months • Over 6 months
Maps to Marketing Time Under 3 mths Marketing Time 3-6 mths Marketing Time Over 6 mths on the UAD 2.6 Form 1004.
Market Commentary Field 17.023
When: If applicable
Commentary could include information pertinent to the Market section that is not captured in the discrete data, or additional details to support the discrete data that is provided.
Maps to Neighborhood Description Market Conditions Amenities Patio/Deck Description Amenities Pool Description Amenities Fence Description Amenities Porch Description on the UAD 2.6 Form 1004.
Market additional exhibit Field 17.024.1
When: IF Exists
A value from a MISMO prescribed list that categorizes the image.
No UAD 2.6 field is listed for it in the cross-reference guide.
Optional Photos: Image Caption Comment Description Field 17.024.2
When: IF ImageFileLocationIdentifier Is Present AND Exists
A free-form text field used to further describe or comment on the image.
No UAD 2.6 field is listed for it in the cross-reference guide.