How to get your home appraised
A home appraisal is an official estimate of what your house is worth, conducted by a licensed professional who inspects the property and compares it to similar homes that sold recently in your area. You arrange an appraisal by contacting a licensed appraiser directly, asking your lender to order one (if you're refinancing or buying), or requesting one through a real estate agent. The appraiser will schedule a visit, walk through your home, measure rooms, note condition and upgrades, and then deliver a written report within one to two weeks.
The cost varies by location and home size, but typically ranges from several hundred to over a thousand dollars. If a lender is ordering the appraisal, they usually pay for it and add the fee to your loan or closing costs. If you're ordering it independently—to know your home's value for tax purposes, insurance, or personal planning—you pay the appraiser directly.
Key Takeaways
- Licensed appraisers are found through your lender, a real estate agent, or by searching your state's appraiser licensing board online.
- If you're refinancing or buying, your lender will order the appraisal and typically cover the cost as part of the loan process.
- The appraiser inspects your home, measures rooms, notes condition and recent upgrades, and compares your property to similar homes sold nearby.
- An appraisal report takes one to two weeks and includes the appraiser's estimated value, the comparable sales used, and details about your property's condition.
- You can order an independent appraisal yourself if you need a value estimate for refinancing, insurance, or estate planning purposes.
Finding a licensed appraiser in your state
Every state licenses and regulates home appraisers. To find one, start with your state's appraiser licensing board or regulatory agency—search "[your state] appraiser licensing board" online, and you'll find a searchable directory of licensed professionals. Many boards let you filter by location, so you can see who works in your county or city.
If you're buying or refinancing, your lender will order the appraisal for you and select the appraiser, so you don't need to search yourself. If you want an independent appraisal, ask a local real estate agent for referrals—they work with appraisers regularly and can recommend someone reliable. You can also call your county assessor's office; they sometimes maintain lists of local appraisers or can point you toward the licensing board.
When you contact an appraiser, ask about their fee upfront, how long the report takes, and whether they've appraised homes in your neighborhood before. Appraisers familiar with your area often deliver more accurate reports because they know local market conditions and comparable sales.
What happens during a home inspection for appraisal
The appraiser will schedule a time to visit your home, usually lasting 30 minutes to two hours depending on the home's size and condition. They'll walk through every room, take photos, measure square footage, and note the condition of the roof, foundation, plumbing, electrical systems, and major appliances. They'll also check for recent upgrades like a new kitchen, bathroom remodel, or HVAC system, because these affect value.
You don't need to be present during the appraisal, but it helps if someone is there to unlock rooms, answer questions about recent work, and point out features the appraiser might miss. If you've made significant improvements—added insulation, replaced windows, updated flooring—mention them. The appraiser will verify major claims by looking at the work itself, so don't overstate improvements.
The appraiser will also note the property's location, lot size, zoning, and proximity to schools, highways, and commercial areas. They're building a complete picture of your home so they can compare it fairly to similar properties that sold recently.
How appraisers determine your home's value
After the inspection, the appraiser researches recent sales of comparable homes—usually properties within a half-mile to a mile of yours that sold in the last three to six months. They look for homes of similar size, age, condition, and features. If your home has three bedrooms and two bathrooms, they'll focus on other three-bedroom, two-bathroom homes in the area.
The appraiser then adjusts the comparable sales up or down based on differences. If a comparable home sold for $300,000 but has an extra bedroom, the appraiser might subtract $20,000 from that sale price to account for the difference. They do this for multiple comparables, then average the adjusted values to reach an estimate of what your home is worth.
This method—called the sales comparison approach—is the standard for residential properties. The appraiser's final estimate appears in a written report that includes the comparable sales used, the adjustments made, photos of your home, and details about its condition and features.
Understanding your appraisal report
The appraisal report is a formal document, usually 10 to 20 pages, that includes the appraiser's estimated value at the top, followed by sections on the property description, the comparable sales analysis, and the appraiser's reasoning. You'll see photos of your home's exterior and key rooms, a sketch of the floor plan with room measurements, and notes on the condition of major systems.
The comparable sales section shows the three to five homes the appraiser used for comparison, their sale prices, and the adjustments made. This is the most important part to review—if the comparables seem wrong for your area, or if the appraiser missed a recent sale of a very similar home, that's worth noting.
At the bottom of the report, the appraiser signs off on the value estimate. If you disagree with the appraisal—because you think the comparables are outdated, the appraiser missed a recent sale, or they undervalued a recent upgrade—you can request a reconsideration. If a lender ordered the appraisal, contact them first; if you ordered it independently, contact the appraiser directly with your concerns.
When you need an independent appraisal
You might order an appraisal yourself if you're refinancing and want to know your home's current value before contacting a lender, if you're planning to sell and want a professional estimate, or if you need a value for insurance or estate planning purposes. Some homeowners also order an appraisal after major renovations to document the increase in value.
An independent appraisal costs more because you're paying out of pocket, but it gives you a professional, documented estimate that you control. You choose the appraiser, you see the report first, and you can use it for your own planning or share it with a lender later if you decide to refinance.
If you're planning to refinance within the next year, an independent appraisal can help you decide whether refinancing makes sense. If your home has appreciated significantly, refinancing might lower your rate or let you access equity. If the appraisal shows little change in value, you might decide to wait.
What affects your appraisal value
Your home's appraisal value depends on location, size, age, condition, and recent sales of similar homes. A home in a neighborhood with rising property values will appraise higher than an identical home in a declining area. Newer homes or homes in excellent condition appraise higher than older homes or those needing repairs.
Recent upgrades matter—a new roof, updated electrical system, or modern kitchen will increase value. However, the appraiser won't give you dollar-for-dollar credit for every improvement. A $30,000 kitchen remodel might add $20,000 to your home's value, not the full amount you spent. The appraiser bases this on what buyers in your market actually pay for homes with similar upgrades.
Neighborhood factors also play a role. Proximity to good schools, parks, and public transportation increases value. Proximity to highways, industrial areas, or flood zones decreases it. The appraiser documents these factors in the report, so you'll see exactly what influenced the final estimate.
Frequently Asked Questions
How long does a home appraisal take?
The inspection itself usually takes 30 minutes to two hours. The appraiser then spends several days researching comparable sales and writing the report. Most appraisals are completed within one to two weeks, though some lenders request rush appraisals that can be done in three to five business days for an additional fee.
Can I be present during the appraisal?
Yes, and it's often helpful. You can unlock rooms, answer questions about recent work, and point out features the appraiser might miss. However, you don't need to stay the entire time—the appraiser works independently and will let you know when they're done.
What if I disagree with the appraisal value?
You can request a reconsideration of value by contacting the appraiser with specific concerns—outdated comparables, missed recent sales, or undervalued upgrades. Provide documentation like recent renovation receipts or comparable sales the appraiser didn't use. If a lender ordered the appraisal, contact them first about your concerns.
Do I need an appraisal to sell my home?
No. A real estate agent will provide a comparative market analysis (CMA) to help you price your home, and a buyer's lender will order an appraisal as part of their financing process. You don't need to order one yourself unless you want a professional estimate before listing.
How much does an appraisal cost?
Cost varies by location and home size, typically ranging from several hundred to over a thousand dollars. If a lender orders it, they usually cover the cost and add it to your loan or closing costs. If you order it independently, you pay the appraiser directly.