Half of our Value Opinion runs finish in about 48 minutes; nine in ten finish within about 104 minutes, measured over the thirty days to 14 September 2026. A broker opinion across several addresses is faster — 20 minutes at the median, 44 at the slow end. When we commit to a deadline, we commit at the slow number.
The two numbers that matter
Over the thirty days to 14 September 2026 we ran 11 Value Opinions — a defended opinion of value on one property. The median run finished in 48 minutes. The ninetieth percentile, meaning the slowest tenth, finished in 104 minutes. In plain terms: most single-property jobs land inside the hour, and the awkward ones take a little under two.
A broker opinion across a set of addresses is a different product and a faster one. BOV at Scale takes 1 to 20 addresses in one run; its median run finished in 20 minutes and its ninetieth percentile in 44. The per-address work there is deliberately shallower — it is a comparative table across a set, not a defended opinion on one building.
Both pairs of numbers are measured on production runs, not estimated from a process diagram. Every figure on this page carries its source and the date it was measured in the table below.
Why we quote the slow number, not the middle one
A median is a coin flip. By definition half of all runs are slower than it, so a schedule built on 48 minutes is wrong half the time. If you need a date you can put in front of a client or a committee, ask for a commitment and we will give you the ninetieth percentile instead — the 104-minute figure, not the 48-minute one.
This is a standing rule here rather than a per-deal concession, and it works in both directions: we will not promise a turnaround in minutes, and we will not quote the median as though it were a deadline.
What the clock is actually spent on
Three things, in roughly the order they happen.
Pinning the subject down. A run starts from what you wrote. If the brief does not settle the asset type and the size, the system has to ask, and the two things most often missing are exactly those. Expect a short interview — most clients answer in a line or two — and that exchange sits inside the clock, not beside it. If you want the median rather than the slow end, put the asset type, the size and any constraint that matters (budget, target yield, hold period) in the first message.
Finding transactions that hold up. We work from registry, transaction and open data, not from advertisement feeds, and the depth of that data varies sharply by place. Where a state does not disclose sale prices at all — Texas is the clearest case, and that is the state's rule rather than a gap in our sourcing — the comparable work takes longer and ends somewhere weaker. There is a hard floor built into the product: below three comparable sales that survive checking, the output is a range rather than a single figure. Runs that have to go looking for a third and fourth transaction are a large part of what sits between the median and the slow end.
Checking the result against itself. The slowest tenth is usually a run that found a disagreement and had to resolve it before writing anything down. Our own published teardown of an internal underwriting model (registry file 89b602dc) is a fair picture of why that step earns its minutes: a first draft priced a building off its county tax assessment rather than off its income, the arithmetic downstream was correct, and the result was a return so flattering it could only be an error. The correction was not a note in a cover letter but a set of checks inside the file, each of which would have fired on that draft.
A reviewed broker-opinion run on a publicly identifiable warehouse (registry file f50ce112) makes the same point from the other side. What made that run worth having was that it said where its evidence ran out — a thin transaction sample, a zoning code conflict it refused to paper over, occupancy and condition data that nobody had — and named concretely what would close each gap: a zoning letter, a land comparable or a cost estimate. Getting to that point takes longer than not getting to it, and it is the difference between an opinion you can defend and a number you can only repeat.
What pushes a run past the slow end
- Coverage. 42 US states are registered; nine are not covered at all. Check the state before the run rather than after it — coverage is not reliably flagged for you mid-run.
- Non-disclosure jurisdictions, where the transaction record simply does not exist to be found.
- Material only you hold. Rent roll and lease expiry cannot be derived from public sources. If those matter to the opinion, they have to come from you, and the clock waits on that.
- Local rules. The analysis does not apply your jurisdiction's rules on tax, tenure or measurement. If those need to be reflected, say so in the brief and expect the job to take longer.
What lands, and when it lands
The result is written into the room as an interactive report with the figures and the sources behind them. All 11 Value Opinion runs in the measured window produced one; across all products, about 62% of runs in the same window did. We do not promise a file, an export or a shareable link as part of the turnaround — if a particular artefact matters to you, raise it before the run rather than after it.
One naming point, because it affects what you can do with the result: what comes back is an opinion of value. It is not an appraisal, and we do not call it one. We hold no appraisal licence, and in the United States appraisal is licensed work.