The Real Estate market is always evolving and changing. The markets are currently adapting and morphing faster than ever. Efficiencies and technology are accelerating and enabling this. Proper pricing and market positioning is key to a successful sale.
Are you a Real Estate Broker or Agent with a difference of opinion of value with your client, have a “unique” property, or just want to provide a more professional service for clients?
Are you a Property Owner / Seller looking to market and sell your property, already have a buyer, or just want to ascertain a market value?
ValcoMD provides confidential, credible, independent, non-biased Pre-Listing/Sale Appraisals
Common questions we are asked:
What is a Pre-Listing appraisal? How is it different from the more typical mortgage finance related appraisal?
A Pre-Listing appraisal is Restricted Appraisal Report and is intended only for the use of the client and any other named intended user(s) given the intended use (for example, the client could be a real estate broker with the seller(s) as the intended users with the intended use of listing and marketing the subject property). This Restricted Appraisal is shorter report that may not contain all the information and rationale that you may find in an Unrestricted Report (similar to the mortgage finance appraisal). This does NOT mean the appraiser does less research or diligence in developing the appraisal. Simply, the appraiser just provides an abbreviated report for the client and intended users as they already are familiar with the subject property and does not need the supporting information that a lender / mortgage company may need to support underwriting and securitization decisions.
If a Pre-Listing appraisal is less reporting work for the appraiser, is the appraiser fee less?
Yes. Although our research and diligence are almost exactly the same for Restricted and Unrestricted Reports, we do not have to spend as much time preparing a 30+ page Unrestricted Appraisal Report, and thus we can pass on some of these time savings to our client. Our fees do vary as to complexity and timelines of the assignment. Generally our fee for this restricted appraisal will start at $350.00 Please contact us to discuss your specific need(s) or just order online
What is included in the typical Pre-Listing appraisal report?
A commonly used / industry accepted Restricted Appraisal Report form.
Sales Comparison Value summarized using a Comparable Sales Grid supporting the Sales Comparison Approach
Stated Cost Approach Value
Identification of the Client, Intended Users and Intended Use.
Subject front, rear, and street photos
BOTH building floorplan and ANSI measurement #
Aerial location map of the subject
Street location map of the subject and comparables
Tax Assessment Record
Subject transfer history
Zoning Classification
Stating of the site and improvements
USPAP Certification
Copy of the appraiser’s license and bio/resume
Reconciled Final Market Value Conclusion
Dated and signed by the appraiser
Explanation that the users of the report must clearly understand that the report may not contain supporting rationale for all of the opinions and conclusions set forth in the report and was developed in compliance with USPAP Standards Rule 2-2(b).
# - The appraiser will provide a floorplan and ANSI compliant measurement that can be reproduced and used by the client, intended users and others for the marketing and sale of the subject. Given the Restricted use and users of this appraisal report, the floorplan is the only part of the report that maybe used outside of the intended users. Click here for a sample.
What is ANSI?
American National Standards Institute facilitates and coordinates these guidelines. Effective April 1, 2022, Fannie Mae required measurements and sketch to ANSI standards. The Appraiser has completed training in the ANSI standard as well as read current guidelines and supporting documentation. A number of states, Realtor boards and MLSs require ANSI measurements and sketch to be used for new listings for sale.
How long does it take once the appraiser is hired to get the report?
Generally, we can inspect/observe the subject within one to three (1-3) business days and then provide the completed Restricted Appraisal Report to the client within three to five (3-5) business days after the inspection/observation. A report can be ordered on our website or you can contact us to arrange.
Do you offer just the ANSI floorplan and GLA calc?
YES! A floorplan is a great way to show the layout of a listing that photos can not. Click rates have shown to increase by 50+% when a listing has a floorplan. Discrepancies in square footage are grounds for and a common cause of lawsuits. We can generally observe/scan the property within 1-2 days of the request. We then get it back to you within 1-2 days after the observation in a PDF format. Pricing starts at $95 for a property less than 2,500 sq ft. Larger or unique homes can be discussed on a case-by-case basis. This is NOT an appraisal product and does not comply with USPAP.
How and when can the report or floorplan be paid for?
We generally accept payment any time prior to the delivery of the report to the client. We accept traditional payment (check or cash) or electronic payment (paypal, venmo, and zelle).