You are making this far more complicated that it is. A five-year compounded
growth rate simply needs an opening and a closing value. Intermediate values are
of no consequence.

To calculate the growth rate for tract 101, the formula is:

=rate(5,0,-120000,215000)

You can use XIRR, but it's overkill. Again all you need is the starting and
ending value. Make one value negative, and the other positive, and use any dates
you want that are exactly a year apart. The intermediate values are immaterial
because they are not cash flow.

Think of it this way. If you invested $1000 five years ago, and it was worth
$1500 today, what was your average rate of return? You calculate this with the
Rate function as above. The fact that is was worth $1200 after year one, $1100
after year two, $1600 after year three, etc. is immaterial, and is only
confusing the issue for you.

--
Regards,
Fred


"James Hobart" wrote
in message news:James.Hobart.25bzpm_1143467700.7056@excelforu m-nospam.com...

OK. Need additional clarity.

It seems what I am looking for is the compound annual growth rate but
it doesn't seem to work with my example. I don't think I want the
5-year average.

First - these are median averages for an entire year. What would be
best for using the XIRR formula? July 1, 200x?

Second - the XIRR expects at least one positive cash flow and one
negative (according to the MS help). I certainly have tracts that have
gained in every year and I get an error message for those.


--
James Hobart
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