Home appraisal: what to know
What the job involves, what changes the price, and what to ask a pro.
What home appraisal is
An appraiser inspects a home inside and out, compares it with recent nearby sales, and produces a written opinion of market value, often required by a lender during a purchase or refinance. Buyers, sellers, owners and lenders rely on appraisals. This is general information, not legal or financial advice, and no value is promised.
Signs you need it
- A lender requires an appraisal for your purchase or refinance
- You are going through a divorce or estate and need the value of a home
- You want to remove a mortgage insurance requirement and need a value
- You are selling without an agent and want an independent opinion of value
- You want to challenge a property value for a legal or tax matter
- A home has special features or recent work that affect its value
What the pro does
- Confirm the purpose of the appraisal and the property details
- Inspect the exterior and interior, measure the home and photograph it
- Note condition, upgrades, layout, lot and any items that affect value
- Research recent sales of comparable homes nearby
- Analyze the comparisons and reach an opinion of value
- Write and sign a report and deliver it to the client
What changes the price
Every job is different, so we do not publish prices. These are the things that move the quote up or down.
- The size, type and location of the home
- The complexity, such as a large lot, unique design or multiple buildings
- The purpose and the type of report required
- Time frame, such as a rush request
- Travel distance
- Availability of comparable sales
- Whether the appraisal is for a lender or a private client
What a written quote should spell out
- The type of report and its purpose
- Delivery time
- Who receives the report and whether it can be used by a lender
- Whether the fee is independent of the value reached
- Access you must provide, such as to all rooms and the attic
Questions to ask before you hire
- Are you licensed or certified in this state, and what is your number?
- Have you appraised homes like mine in this area?
- Is this for a lender, and are you approved to work for them?
- How do you choose comparable sales?
- What can I do to make sure you have the right information?
- Does your fee depend on the value?
- What if I think the report has an error?
Red flags
- An appraiser who will tell you the value before inspecting
- A fee that depends on reaching a certain value
- A report with few comparable sales and no explanation
- An appraiser who is not licensed for the property type
- An appraiser with a stake in the transaction
What you can do yourself
Before the appraisal, you can clean, make sure every room is accessible, and prepare a list of upgrades with dates. Gather records for major work and information about the lot. You can also review recent nearby sales. A formal appraisal for a lender must come from a licensed appraiser, and legal questions belong with a real estate attorney.
Licenses and permits
Real estate appraisers are licensed or certified by the state, with different levels for different property types. Ask for the license number and check it with the state appraiser licensing agency.
Home appraisal questions
Is an appraisal the same as a home inspection?
No. An inspection looks at condition and systems. An appraisal estimates market value.
Can I choose the appraiser for my loan?
Lenders usually order the appraisal. Ask your lender.
What if I disagree with the value?
Ask the lender about their process for review and what documents help.
About this guide
This national guide is written and checked by infinibell. Rules and conditions differ by place, so local pros are credited on guides for the cities they serve, not on national ones.
Edit history
- Oct 29, 2026: Drafted by infinibell to our content guidelines.
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