An appraisal is an unbiased report on the value of a property in the fair market, performed by a trained and licensed individual. Appraisals are needed to ensure the accurate and true value of the real estate in question.

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How Can an Appraisal Help Me?

An accurate appraisal has the power to protect sellers, buyers, mortgage lenders, and Federal Institutions. Therefore, it is important to make sure that a qualified, independent appraiser evaluates your potential property.

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Appraisers are licensed by individual states and they are regulated at both the state and federal level. For example, the Dodd-Frank Wall Street Reform and Consumer Protection Act ensures that real estate appraisers make their decisions based on their own knowledge and judgment, without pressure from lenders or other individuals.

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What Factors Determine the Property's Value?

There are several steps taken by an appraiser to determine a property’s value, which include visiting the property in-person and reviewing recent sales of comparable properties. The data gathered by the appraiser during this process is combined and presented to you in a final report of value.

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Why does the Appraiser need to inspect my property?

The appraisal is used to determine the market value and acceptability of the property for valuation purposes. The appraisal is performed for the use and benefit of the client involved. In order to establish an accurate estimate of value, the appraiser needs to examine the property for any visible, obvious and/or apparent deficiencies that may affect the livability of that property in terms of basic needs, health and safety of the property's occupants, as well as other important property characteristics. 

 

Therefore, the appraisal inspection consists of measuring the improvements square footage, and verifying other important property characteristics that would concern a potential buyer (a typical market participant).  These findings are then compared with housing data provided by local county and MLS records to ensure accuracy.  The appraiser will inspect the property as if it is already vacant, so 'staging' of the property and other personal property items have no impact on the appraiser or valuation of the property.

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The appraiser will also verify the status of the major systems and structure of the property. Please note, the Appraiser is not a Home Inspector, during the appraisal inspection of the property the appraiser will make note of obvious and readily viewable issues, such as:

• Is there water, termite or mold damage?

• Are the utilities, (including water, sewer, and electricity), functioning adequately?

• Will any major systems or structures need replacement, such as the roof? Siding?

• What is the condition of the flooring? Paint? Cabinetry?

• Does the property have smoke and carbon monoxide detectors installed?
   

What about the Updating and Remodeling?

Appraisers will account for many property improvements and upgrades as well, valuing these items from the viewpoint of a potential buyer (a typical market participant).  Therefore the costs to improve your property do not necessarily increase the value of the property dollar for dollar. This is perhaps the most confusing area for owners, as remodeling and other property projects may have been necessary, but the improvements may not have contributory value equal to the costs.

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For example, a remodeled kitchen will probably be desirable to almost all market participants and increase the value to your property, but the costs and upkeep of a swimming pool may not. It is advisable to put in some research before you begin a property remodeling project to ensure your investment is worthwhile. 

Is the cost of your remodel equal to the value of the improvements? 

We are here to help answer that question. Please contact us today and we will be happy to help you decide on any project you are considering.

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Comparables: Evaluation of Similar Property Sales

The appraiser will select the most recent and comparable sales and listings (typically referred to as "Comps" or "Comparables") of similar age, quality, style, and square-footage within the subject's market area, that are considered to be locationally, physically, and functionally the most similar to the subject property.  The selected 'comps' will be analyzed in the appraisal report as compared to the subject property, with adjustments for differing characteristics based on the typical market participants point of view. 

 

Does it matter if the property has 3 bedrooms or 4? Does it matter if the property owner has  spent a lot of money on landscaping and retaining walls? How important is the view amenity?  Each property is unique and has various attributes that have varying degrees of value.  Does the typical market participant value that attribute or not?  

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In order to demonstrate accurate adjustments for the comparables in the grid, and provide accurate indicators of market value for the subject with each comparable's adjusted value, the comparables are adjusted according to the perceived market reaction to differences in superior and inferior characteristics when compared to the subject. The adjustments are deemed necessary to accurately depict the typical market reaction to superior and inferior characteristics. Where appropriate, the adjustments are made in a lump-sum dollar amount or percentages, and to the total property sale price or the unit of comparison. The adjustments are then rounded, either up or down, to better depict the market’s reaction as whole, rather than depicting the number as exact. Support for the adjustments have been established by analyzing various data sources available to the appraiser and from the market (current and past, as best available), using quantitative techniques that are deemed acceptable appraisal practices.

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Is Zillow accurate? Why not use a similar AVM?

On occasion Zillow and other AVM's are accurate. But, do you want to trust one of the most important investments in your life to an Automated Valuation Model? Zillow has never been inside your property. You need a human because no matter how good the algorithm is, there is always going to be nuances that you are going to need a human being to say the algorithm would never pick up on this. We have the experience and expertise to explain why this matters.

 

Certified Residential Real Estate Appraisers perform extensive research and analysis regarding your subject property and its unique features and attributes. Therefore, the valuation of your property will be significantly more accurate with a Certified Residential Real Estate appraiser who has obtained the expertise and professional judgment to resolve differences among the value indications derived from the application of the approaches to value, that are specific to your property.