“What No One Tells You About Home Appraisals”

If you’re buying or selling a home, you’ve probably heard the term appraisal tossed around — but few people truly understand how critical it is. A home appraisal can make or break a deal, yet most buyers and sellers only learn how it works once they’re already deep in the process.

Here’s what no one tells you about home appraisals — and what you need to know to prepare.

1. The Appraiser Doesn’t Work for You

Even if you’re the one paying for the appraisal, the appraiser doesn’t represent your interests.They work for the lender, whose goal is to confirm that the property’s value supports the loan amount.

This means the appraiser’s job is to protect the bank, not to justify what you’re willing to pay or accept.

2. Appraisals Are Based on Recent Sales — Not Listing Prices

Appraisers rely on comparable sales (“comps”) — nearby homes of similar size, style, and condition that sold recently (usually within the past 3–6 months).Active listings or pending sales don’t count; only closed transactions influence the appraised value.

If nearby homes sold for less, even for reasons unrelated to your property, your appraisal may come in lower than expected.

3. A Low Appraisal Doesn’t Always Mean the Home Isn’t Worth It

A “low appraisal” can happen for many reasons — not all tied to the home’s real market value.Maybe the local market is heating up faster than data reflects, or a lack of comps makes it harder to justify pricing.

Buyers and sellers can challenge a low appraisal by providing additional evidence, such as:

• Recent upgrades or renovations

• New comparable sales not originally included

• Market data showing rising demand

A good agent can help you prepare this supporting information.

4. Appraisers Notice Details You Might Overlook

Appraisers look beyond square footage. They assess:

• Quality of materials and workmanship

• Condition of systems (roof, HVAC, plumbing)

• Layout and flow

• Location factors like proximity to busy roads or amenities

Small improvements (fresh paint, curb appeal, decluttering) may not add thousands to your appraisal — but they do affect overall presentation and perceived condition.

5. The Appraisal Can Affect Your Financing

If the appraisal comes in below your offer price, your lender will only approve financing up to the appraised value. That means you’ll need to:

• Renegotiate the price

• Pay the difference out of pocket

• Or, in some cases, walk away

This is why having an appraisal contingency in your offer protects you from overpaying.

6. Sellers Should Prepare Just Like They Would for a Showing

Appraisers aren’t buyers, but presentation still counts.Make sure the home is clean, accessible, and well-lit. Provide a list of upgrades and receipts for major improvements.

A well-prepared appraisal visit can help the appraiser see your home’s true value.

7. It’s Not Always Final — You Can Request a Reconsideration

If you believe the appraiser missed something significant or used weak comps, your agent can help you request a reconsideration of value.While success isn’t guaranteed, providing strong, fact-based evidence can sometimes raise the value.

Final Thoughts

Home appraisals are one of the least-understood — yet most important — parts of a real estate transaction.By knowing what to expect, preparing properly, and working closely with your realtor and lender, you’ll have a much smoother experience and fewer surprises on the path to closing.

A knowledgeable agent can help you anticipate appraisal challenges early — and make sure your deal stays on track.