https://www.valuedaudit.com/blog/index.htmlAppraisal and pricing questions, answered by appraiser Anthony Young.https://www.valuedaudit.com/blog/buyers-market-or-sellers-market.htmlhttps://www.valuedaudit.com/blog/buyers-market-or-sellers-market.htmlSat, 17 Oct 2026 08:00:00 -0700Nationally, the market has tilted toward buyers. NAR reported 4.8 months of supply in September 2026, up from 4.5 a year earlier, while the median existing-home price rose 1.3% to $417,500. But markets are local. Check months of supply, price cuts and sale-to-list ratios for your own area and price range.https://www.valuedaudit.com/blog/is-my-home-value-dropping.htmlhttps://www.valuedaudit.com/blog/is-my-home-value-dropping.htmlFri, 16 Oct 2026 08:00:00 -0700It depends on where you live. Zillow's September 2026 report showed typical U.S. home values up 1% from a year earlier, while 17 of the 50 largest metro areas were down. National numbers rarely match one street, so the real test is what homes like yours sold for recently, nearby.https://www.valuedaudit.com/blog/when-to-reduce-your-asking-price.htmlhttps://www.valuedaudit.com/blog/when-to-reduce-your-asking-price.htmlThu, 15 Oct 2026 08:00:00 -0700Reduce your price when the market tells you to: showings without offers, days on market running past similar homes, and competing listings going under contract while yours sits. There is no universal number of days. Compare your listing to recent local sales and act early, because buyers notice listings that go stale.https://www.valuedaudit.com/blog/home-price-seasonality.htmlhttps://www.valuedaudit.com/blog/home-price-seasonality.htmlWed, 14 Oct 2026 08:00:00 -0700Often a little, and mostly because of the season. Zillow reported typical U.S. home values fell 0.5% from August to September 2026 while still up 1% from a year earlier. Fewer buyers shop in fall and winter. That is why major indexes like FHFA's are seasonally adjusted, and why you compare to the same month last year.https://www.valuedaudit.com/blog/case-shiller-index-explained.htmlhttps://www.valuedaudit.com/blog/case-shiller-index-explained.htmlTue, 13 Oct 2026 08:00:00 -0700The S&P Case-Shiller Home Price Index measures home price changes by comparing repeat sales of the same single-family homes over time. It leaves out new construction and quick flips, uses a three-month moving average, and is released on the last Tuesday of each month with about a two-month lag. It covers 20 metros plus a national index.https://www.valuedaudit.com/blog/peeling-paint-fha-appraisal.htmlhttps://www.valuedaudit.com/blog/peeling-paint-fha-appraisal.htmlMon, 12 Oct 2026 08:00:00 -0700Peeling paint will not fail an FHA appraisal outright, but it usually triggers a required repair before closing. On homes built before 1978, the appraiser must note all defective paint and require repair because of lead paint risk. On newer homes, defective exterior paint that exposes the surface underneath must be fixed.https://www.valuedaudit.com/blog/fha-appraisal-handrail-requirements.htmlhttps://www.valuedaudit.com/blog/fha-appraisal-handrail-requirements.htmlSun, 11 Oct 2026 08:00:00 -0700In practice, yes. Missing handrails on steps and stairways are one of the most common FHA repair calls, because FHA requires the home to be safe for the people living in it. The appraiser will usually make the appraisal subject to installing a handrail, and the repair has to be done before closing.https://www.valuedaudit.com/blog/fha-appraisal-roof-requirements.htmlhttps://www.valuedaudit.com/blog/fha-appraisal-roof-requirements.htmlSat, 10 Oct 2026 08:00:00 -0700For an FHA loan, the roof must keep water out and have at least two years of remaining life. If the appraiser sees leaks or a roof near the end of its life, expect a repair condition or a roof inspection before closing. HUD proposed dropping that inspection rule in September 2026, but it is only a draft.https://www.valuedaudit.com/blog/fha-appraisal-repairs-required-who-pays.htmlhttps://www.valuedaudit.com/blog/fha-appraisal-repairs-required-who-pays.htmlFri, 09 Oct 2026 08:00:00 -0700FHA does not say who pays. The lender decides which repairs are required, and then the buyer and seller negotiate: the seller can fix them, the buyer can pay, or the price can change. Repairs are normally finished before closing, and the appraiser comes back to confirm the work is done.https://www.valuedaudit.com/blog/fha-appraisal-rule-changes-2025-2026.htmlhttps://www.valuedaudit.com/blog/fha-appraisal-rule-changes-2025-2026.htmlThu, 08 Oct 2026 08:00:00 -0700In June 2025, HUD's Mortgagee Letter 2025-18 removed several FHA appraisal requirements, including attic and crawl space photos, remaining economic life reporting and extra market-conditions comps. In September 2026, HUD posted a draft rewrite of its property standards built on C1 to C6 condition ratings. The 2025 changes are in effect. The 2026 draft is not.https://www.valuedaudit.com/blog/cash-out-refinance-appraisal-and-seasoning.htmlhttps://www.valuedaudit.com/blog/cash-out-refinance-appraisal-and-seasoning.htmlWed, 07 Oct 2026 08:00:00 -0700The appraised value sets your ceiling, because cash-out limits are a percentage of value. For a Fannie Mae loan, at least one borrower usually must be on title six months, and a first mortgage being paid off must be at least 12 months old. Cash buyers may qualify sooner through delayed financing.https://www.valuedaudit.com/blog/non-qm-dscr-appraisal-requirements.htmlhttps://www.valuedaudit.com/blog/non-qm-dscr-appraisal-requirements.htmlTue, 06 Oct 2026 08:00:00 -0700Non-QM appraisal rules, including DSCR and bank statement loans, are set by each lender and investor, not by Fannie Mae or Freddie Mac. Many programs require a new full appraisal, set short age limits, use the lower of the lease rent or the appraiser's market rent, and order a desk review on some files. Always get the specific program's guidelines.https://www.valuedaudit.com/blog/fha-appraisal-reconsideration-of-value.htmlhttps://www.valuedaudit.com/blog/fha-appraisal-reconsideration-of-value.htmlMon, 05 Oct 2026 08:00:00 -0700Ask your lender for a reconsideration of value (ROV). HUD rescinded its 2024 uniform FHA ROV process, with one request and up to five comps, on March 19, 2025, in Mortgagee Letter 2025-08. Borrowers can still ask for an ROV, but each lender runs its own process under the FHA handbook, so ask for it in writing.https://www.valuedaudit.com/blog/va-minimum-property-requirements-2026.htmlhttps://www.valuedaudit.com/blog/va-minimum-property-requirements-2026.htmlSun, 04 Oct 2026 08:00:00 -0700VA minimum property requirements (MPRs) are the standards a home must meet to be safe, structurally sound and sanitary for a VA loan. They live in Chapter 12 of the VA Lenders Handbook. For VA appraisals ordered after May 1, 2026, Change 46 removed five requirements VA called superfluous, including radon gas, non-vented heaters and detached improvements.https://www.valuedaudit.com/blog/how-accurate-is-zestimate.htmlhttps://www.valuedaudit.com/blog/how-accurate-is-zestimate.htmlSat, 03 Oct 2026 08:00:00 -0700It depends on whether the home is for sale. Zillow reported a nationwide median error of 1.94% for homes on the market and 7.06% for homes off the market (March 2025 data). Median means half of estimates miss by more than that. Zillow also says the Zestimate is not an appraisal and cannot replace one.https://www.valuedaudit.com/blog/how-to-check-home-value-yourself.htmlhttps://www.valuedaudit.com/blog/how-to-check-home-value-yourself.htmlFri, 02 Oct 2026 08:00:00 -0700Start with recent sales of homes like yours, close by, and note how each one is better or worse than your house. Then sanity check with two tools: FHFA's House Price Index calculator, which shows average price change since you bought, and online estimates, which Zillow reports miss by a median 7.06% on homes not for sale.https://www.valuedaudit.com/blog/zestimate-vs-redfin-estimate.htmlhttps://www.valuedaudit.com/blog/zestimate-vs-redfin-estimate.htmlThu, 01 Oct 2026 08:00:00 -0700Zillow and Redfin each run their own computer model, with different data, formulas and update schedules, so they rarely agree. Both are far more accurate for homes listed for sale than for homes that are not. Both publish median errors of roughly 7% for off-market homes, and neither company calls its estimate an appraisal.https://www.valuedaudit.com/blog/va-appraisal-process-cost-validity.htmlhttps://www.valuedaudit.com/blog/va-appraisal-process-cost-validity.htmlWed, 30 Sep 2026 08:00:00 -0700The lender requests a VA appraisal through VA's online system, which assigns a VA appraiser and generates VA Form 26-1805. VA sets appraisal fees and turn times by state and county, and rush orders aren't allowed. After review, the lender issues a Notice of Value, which is generally valid for six months from the appraisal date.https://www.valuedaudit.com/blog/what-is-a-home-appraisal.htmlhttps://www.valuedaudit.com/blog/what-is-a-home-appraisal.htmlTue, 29 Sep 2026 08:00:00 -0700A home appraisal is a written opinion of what a property is worth, prepared by a licensed appraiser who is supposed to be independent of the deal. Your lender needs one because the house is the collateral for the loan. If you stop paying, the house is what protects the lender's money.https://www.valuedaudit.com/blog/how-much-does-a-home-appraisal-cost.htmlhttps://www.valuedaudit.com/blog/how-much-does-a-home-appraisal-cost.htmlMon, 28 Sep 2026 08:00:00 -0700A typical single-family appraisal costs a few hundred dollars. Bankrate, using 2025 Angi data, puts the average at $357, with most between $314 and $423. Big cities, large or unusual homes, poor condition, few nearby sales and government-backed loans can push the fee higher. Seller-ordered pre-listing appraisals often run more.https://www.valuedaudit.com/blog/who-pays-for-the-appraisal.htmlhttps://www.valuedaudit.com/blog/who-pays-for-the-appraisal.htmlSun, 27 Sep 2026 08:00:00 -0700On a home purchase, the buyer usually pays. The buyer's lender orders the appraisal and the buyer reimburses the cost, often as part of closing costs. On a refinance, the homeowner pays. A seller who orders an appraisal before listing pays the appraiser directly. Paying for the appraisal does not make you the appraiser's client.https://www.valuedaudit.com/blog/how-long-does-a-home-appraisal-take.htmlhttps://www.valuedaudit.com/blog/how-long-does-a-home-appraisal-take.htmlSat, 26 Sep 2026 08:00:00 -0700The visit to a typical single-family home takes about 30 to 60 minutes, and larger or more complex homes can take one to two hours. The finished report usually reaches the lender one to two weeks after the inspection, and longer in busy areas, rural areas or for unusual homes.https://www.valuedaudit.com/blog/what-do-appraisers-look-for.htmlhttps://www.valuedaudit.com/blog/what-do-appraisers-look-for.htmlFri, 25 Sep 2026 08:00:00 -0700Appraisers look at two groups of things. The first you can't change: location, lot size, nearby comparable sales and market conditions. The second is the house itself: living area, bedrooms and baths, garage, condition, heating and cooling, floors, kitchen, roof, foundation and any finished basement or attic.https://www.valuedaudit.com/blog/how-to-prepare-for-a-home-appraisal.htmlhttps://www.valuedaudit.com/blog/how-to-prepare-for-a-home-appraisal.htmlThu, 24 Sep 2026 08:00:00 -0700Fix small defects like leaky faucets and loose railings, keep every utility on, make sure the appraiser can reach every room and outbuilding, and hand over a one-page list of improvements with completion dates. Cleaning helps the photos, but repairs, access and documented upgrades are what actually protect your value.https://www.valuedaudit.com/blog/appraisal-vs-home-inspection.htmlhttps://www.valuedaudit.com/blog/appraisal-vs-home-inspection.htmlWed, 23 Sep 2026 08:00:00 -0700An appraisal estimates the home's market value and mainly protects the lender, which requires and orders it. A home inspection checks the home's physical condition and safety and protects the buyer, who orders it and usually is not required to. An appraisal does not replace an inspection, so most buyers should get both.https://www.valuedaudit.com/blog/does-a-messy-house-lower-your-appraisal.htmlhttps://www.valuedaudit.com/blog/does-a-messy-house-lower-your-appraisal.htmlTue, 22 Sep 2026 08:00:00 -0700No. Clutter by itself does not lower an appraisal, because appraisers rate the condition of the house, not your housekeeping. But mess can hide damage, block access the appraiser needs, and make worn finishes look worse in the photos that go in the report.https://www.valuedaudit.com/blog/appraisal-vs-zestimate.htmlhttps://www.valuedaudit.com/blog/appraisal-vs-zestimate.htmlMon, 21 Sep 2026 08:00:00 -0700Because they are two different things. A Zestimate is a computer estimate built from public records, listing data and market trends, and Zillow itself says it is not an appraisal. An appraisal is a licensed appraiser's opinion based on your actual house, its real condition and hand-picked sales that compete with it.https://www.valuedaudit.com/blog/how-long-is-an-appraisal-good-for.htmlhttps://www.valuedaudit.com/blog/how-long-is-an-appraisal-good-for.htmlSun, 20 Sep 2026 08:00:00 -0700It depends on the loan program. For a Fannie Mae conventional loan, the appraisal must be within 12 months of the note date, with an update needed once it is more than four months old. For FHA, it is good for 180 days, and an update can stretch it to one year from the original effective date.https://www.valuedaudit.com/blog/what-is-an-appraisal-contingency.htmlhttps://www.valuedaudit.com/blog/what-is-an-appraisal-contingency.htmlSat, 19 Sep 2026 08:00:00 -0700An appraisal contingency is a clause in a purchase contract that lets the buyer cancel without losing the earnest money deposit if the home appraises below the agreed price. It also gives the buyer room to renegotiate. Deadlines and wording depend on your state and contract form, so confirm yours with your agent or attorney.https://www.valuedaudit.com/blog/appraisal-lower-than-offer.htmlhttps://www.valuedaudit.com/blog/appraisal-lower-than-offer.htmlFri, 18 Sep 2026 08:00:00 -0700Your lender bases the loan on the lower of the sales price or the appraised value, so a low appraisal leaves a gap someone has to fill. Your main options are to renegotiate the price, pay the difference in cash, challenge the appraisal with facts and better sales, or cancel if your contract has an appraisal contingency.https://www.valuedaudit.com/blog/what-is-an-appraisal-gap.htmlhttps://www.valuedaudit.com/blog/what-is-an-appraisal-gap.htmlThu, 17 Sep 2026 08:00:00 -0700An appraisal gap is the difference between the price you agreed to pay and a lower appraised value. Lenders base the loan on the lower of the two, so the buyer has to cover the gap in cash, renegotiate with the seller, challenge the appraisal or use a contingency to walk away.https://www.valuedaudit.com/blog/why-did-my-appraisal-come-in-low.htmlhttps://www.valuedaudit.com/blog/why-did-my-appraisal-come-in-low.htmlWed, 16 Sep 2026 08:00:00 -0700Low appraisals usually come down to three things: the contract price was ahead of the market, the market cooled, or similar nearby homes sold for less. Upgrades count only at what buyers pay for them, not what they cost. If the report has real errors or missed better sales, you can ask your lender for a reconsideration of value.https://www.valuedaudit.com/blog/reconsideration-of-value-explained.htmlhttps://www.valuedaudit.com/blog/reconsideration-of-value-explained.htmlTue, 15 Sep 2026 08:00:00 -0700A reconsideration of value (ROV) is a formal request, sent through your lender, asking the appraiser to look again at the value because of factual errors or relevant sales the report did not consider. On Fannie Mae and Freddie Mac loans you get one borrower ROV per appraisal, before closing, with up to five alternative comparable sales.https://www.valuedaudit.com/blog/can-i-get-a-second-appraisal.htmlhttps://www.valuedaudit.com/blog/can-i-get-a-second-appraisal.htmlMon, 14 Sep 2026 08:00:00 -0700Sometimes, but a low number alone is not a reason. Under Freddie Mac's rules, a lender may order a new appraisal only for documented signs the first one is inaccurate, not credible or discriminatory, under a set review policy, or when law requires it. You can switch lenders and pay again, but the new value may not be higher.https://www.valuedaudit.com/blog/how-appraisers-choose-comps.htmlhttps://www.valuedaudit.com/blog/how-appraisers-choose-comps.htmlSun, 13 Sep 2026 08:00:00 -0700Appraisers pick recent closed sales of homes a buyer would see as real alternatives to yours: same market area when possible, similar size, age, condition, lot and features. Fannie Mae requires at least three closed sales. Listings and pending sales can support the analysis, but they cannot replace closed sales.https://www.valuedaudit.com/blog/how-appraisal-adjustments-work.htmlhttps://www.valuedaudit.com/blog/how-appraisal-adjustments-work.htmlSat, 12 Sep 2026 08:00:00 -0700An appraiser adjusts the sale price of each comparable home to make it match yours. If the comp has something better, the appraiser subtracts. If it has something worse, the appraiser adds. Fannie Mae requires those amounts to reflect how the market actually reacts, not a rule of thumb.https://www.valuedaudit.com/blog/does-a-pool-add-value-appraisal.htmlhttps://www.valuedaudit.com/blog/does-a-pool-add-value-appraisal.htmlFri, 11 Sep 2026 08:00:00 -0700Sometimes. A pool adds appraised value only when buyers in your market actually pay more for homes that have one. In warm areas where pools are common, it may be close to expected. In other markets it adds little. Fannie Mae requires the adjustment to reflect market reaction, so local sales decide.https://www.valuedaudit.com/blog/how-much-value-does-adu-add-appraisal.htmlhttps://www.valuedaudit.com/blog/how-much-value-does-adu-add-appraisal.htmlThu, 10 Sep 2026 08:00:00 -0700There is no fixed dollar amount. An ADU is valued on its own line in the appraisal, separate from the main house's square footage, and the adjustment comes from what local buyers actually paid for similar homes with and without ADUs. Because ADU sales are still thin, appraisers often have to look further back in time to find them.https://www.valuedaudit.com/blog/who-orders-the-appraisal.htmlhttps://www.valuedaudit.com/blog/who-orders-the-appraisal.htmlWed, 09 Sep 2026 08:00:00 -0700When you buy with a mortgage, your lender orders the appraisal, often through an appraisal management company. You usually pay the fee, but you do not pick the appraiser. Fannie Mae bars lenders from using appraisals ordered by borrowers, sellers or agents, and federal rules ban pressuring the appraiser.https://www.valuedaudit.com/blog/can-i-choose-my-own-appraiser.htmlhttps://www.valuedaudit.com/blog/can-i-choose-my-own-appraiser.htmlTue, 08 Sep 2026 08:00:00 -0700For a mortgage, no. The lender selects the appraiser, usually through an appraisal management company, and Fannie Mae does not let lenders use an appraisal the borrower ordered. For estates, divorce, taxes, private sales or pricing a listing, yes. You can hire any licensed appraiser you want, and the same professional standards still apply.https://www.valuedaudit.com/blog/do-i-need-to-be-home-during-appraisal.htmlhttps://www.valuedaudit.com/blog/do-i-need-to-be-home-during-appraisal.htmlMon, 07 Sep 2026 08:00:00 -0700No. Nothing in the usual lender guidance requires the owner to be there. Buyers typically do not attend, and the listing agent often handles access for sellers. If you stay, you can answer questions and point out hidden upgrades, but you should not hover or pressure the appraiser. What matters most is access and working utilities.https://www.valuedaudit.com/blog/appraised-value-vs-assessed-value-california.htmlhttps://www.valuedaudit.com/blog/appraised-value-vs-assessed-value-california.htmlSun, 06 Sep 2026 08:00:00 -0700Usually not. Under Proposition 13, California assessed value starts at market value when you buy or build, then generally rises no more than 2 percent a year. An appraisal estimates what the home would sell for today. In a rising market, homes owned for years often assess well below their appraised value.https://www.valuedaudit.com/blog/appraisal-vs-cma.htmlhttps://www.valuedaudit.com/blog/appraisal-vs-cma.htmlSat, 05 Sep 2026 08:00:00 -0700A CMA, or comparative market analysis, is an informal pricing tool your agent prepares to help set a list price. An appraisal is a formal value opinion from a state-licensed or certified appraiser who must stay independent and impartial. Lenders rely on appraisals, not CMAs, when deciding how much to lend.https://www.valuedaudit.com/blog/do-i-get-a-copy-of-my-appraisal.htmlhttps://www.valuedaudit.com/blog/do-i-get-a-copy-of-my-appraisal.htmlFri, 04 Sep 2026 08:00:00 -0700Yes. On a loan secured by a first lien on your home, federal rules require the lender to give you a free copy of every appraisal and written valuation. It must arrive promptly once completed or three business days before closing, whichever comes first. You can waive the timing, but not the copy.https://www.valuedaudit.com/blog/appraisal-waiver-value-acceptance.htmlhttps://www.valuedaudit.com/blog/appraisal-waiver-value-acceptance.htmlThu, 03 Sep 2026 08:00:00 -0700No. Some conventional loans sold to Fannie Mae or Freddie Mac can skip the appraisal. Fannie Mae calls this Value Acceptance (formerly an appraisal waiver), and Freddie Mac calls it ACE. The offer comes from the automated underwriting system, and many loans still need a full appraisal, including homes priced or valued at $1 million or more.https://www.valuedaudit.com/blog/how-appraisers-measure-square-footage-ansi.htmlhttps://www.valuedaudit.com/blog/how-appraisers-measure-square-footage-ansi.htmlWed, 02 Sep 2026 08:00:00 -0700On most conventional loans, appraisers measure living area using the ANSI Z765 standard that Fannie Mae requires. Space partly below grade counts as basement, rooms need 7-foot ceilings, and areas under 5 feet are left out. Listings often use tax records, old plans or the owner's guess, so the two numbers rarely match.https://www.valuedaudit.com/blog/fha-appraisal-vs-conventional.htmlhttps://www.valuedaudit.com/blog/fha-appraisal-vs-conventional.htmlTue, 01 Sep 2026 08:00:00 -0700Both appraisals estimate market value the same way, using comparable sales. The difference is that an FHA appraisal also checks the home against HUD's Minimum Property Requirements, so the house must be safe, sound and secure, and needed repairs get written up. FHA appraisals are good for 180 days; conventional rules use a 4 and 12 month framework.https://www.valuedaudit.com/blog/appraisal-gap-coverage-explained.htmlhttps://www.valuedaudit.com/blog/appraisal-gap-coverage-explained.htmlMon, 31 Aug 2026 08:00:00 -0700Appraisal gap coverage is a contract clause where the buyer agrees to pay the difference between the appraised value and the price, up to a set dollar cap. If the gap is bigger than the cap, the buyer can usually walk away with the deposit. The right cap is the extra cash the buyer can truly bring, not a guess.https://www.valuedaudit.com/blog/should-i-waive-appraisal-contingency.htmlhttps://www.valuedaudit.com/blog/should-i-waive-appraisal-contingency.htmlSun, 30 Aug 2026 08:00:00 -0700Only if you can afford to close even when the appraisal comes in low. Waiving makes your offer stronger, but without the contingency a low value usually means paying the gap in cash or risking your deposit. Know your maximum gap in dollars, talk to a real estate attorney, and consider a capped gap clause instead.https://www.valuedaudit.com/blog/what-to-fix-before-an-appraisal.htmlhttps://www.valuedaudit.com/blog/what-to-fix-before-an-appraisal.htmlSat, 29 Aug 2026 08:00:00 -0700Fix the small things that work badly, like dripping faucets, dead bulbs and loose railings, because they can pull down the condition rating. Fix anything that affects safety, soundness or structure, because it can make the appraisal subject to repairs. Skip rushed cosmetic projects. Paint and landscaping help a home sell but rarely move the appraised value much.