Step 12: The Appraisal

The Appraisal

Buyers and sellers have now come to an agreement on the terms of the contract and the inspection has been completed. Everyone is in full agreement on moving forward.   So now it’s time for the Appraisal. But what is that? And how does it affect you as the seller?

If the buyer is using a mortgage to buy your home then the lender will require that an appraisal be conducted.


So what is an appraisal?

Read this blog post to find out!

Who orders the appraisal?

The buyer’s mortgage lender orders the appraisal, but the buyer pays for it.


When does the appraisal occur?

Usually during weekday hours.

Do I need to attend the appraisal?

No, you will not attend the appraisal. Instead, we’ll meet the appraiser at your home and walk him/her through the property. We’ll go over the comps and state our case as to why we think the purchase price is justified.

How long does the appraisal take?

Usually about 30 minutes.

This usually takes place a week to 10 days after the appraisal appointment. The appraisal has to be written, the lender does a quick review and the buyer’s lender forwards it to the buyer to let the buyer know whether the property appraised at the purchase price, below the purchase price, or above the purchase price.

Appraisal Value

If the property is appraised at the purchase price, nothing further needs to be done and the closing process will proceed forward as planned. If the property is appraised for less than the purchase price, we have a problem. That means the bank will only give the buyer a loan for the appraised value. In this case, the buyer will often come back to us and ask to renegotiate the purchase price down to the appraisal price. If we say no then the buyer has to come up with cash at closing for the difference between the appraisal price and the purchase price and many buyers can’t or won’t want to do that. For instance, if the purchase price is $500K, but the appraisal only came in at $475K and we will only agree to lower the price to $480K then the buyer has to decide if he or she is going to bring an extra $5K on top of the down payment and closing costs to closing or walk away from the deal. If the buyer walks away, his or her earnest money is usually refunded in the case of a low appraisal.

That is the long explanation:
Short answer is
1.  Buyer comes in with more money
2.  Seller drops the price to the appraised value
3. Buyer and Seller negotiate a new price
4. The sale is canceled and the buyer gets earnest money back

Any Questions? Give me a call @ 253-988-8252


Quick Link to: Step 13: Time to Start Packing!