Understanding the Difference Between an Appraisal vs Neighborhood Listing Prices

Many homeowners wonder why there is such a big difference between their appraised value & the selling-price of other similar homes on their street. The key distinction lies in the purpose of these 2 evaluations and the people who are conducting them.

Appraisals

The primary purpose of an appraisal is to ensure that a third-party verifies the most-likely sale price of the property, based in its market value and condition. Typically, an appraisal is meant to be a very realistic determination of the value of that home if it were to be sold in its current condition in the current market. In addition to this, the appraisers have to follow the rules that are supposed to even out the subjective-process of deciding what the value of a home is. Appraisers look at factors like:

  • Location

  • The above ground size

  • The room and bathroom count

  • Style of the home

  • Amenities

  • Condition of property

  • Amount of time it takes for a particular home to sell

  • Whether values are increasing/decreasing/steady

Appraisers also look only at the comparable sales within a specific distance, usually 1mile except in the rural areas, & within a certain period of time.

Listing Prices

Listing prices are determined on the basis of very different factors- are set by interested & emotional sellers and influenced by a real-estate agent. When sellers list their homes, they aren’t held by any specific rules. In certain situations, they may take the amount they paid for the home, what they spent on improvements and add a profit.

Sometimes, they list their property based on the amount that is required to pay the closing costs, the real estate agents & cover the mortgage amounts. If a particular home is selling for a very low price, this is generally because the owners might have to move in a hurry and want to make their price very competitive. Foreclosed properties could also be listed at lower prices.

In some cases, asset managers may be making decisions from a completely different part of the country, which may explain the disparity in prices. And so, there are really no set rules when it comes to determining the actual value of your home. In the end, the opinion of the lender who is securing that particular property for a mortgage is what matters. For all types of mortgage-related information, contact ResMac Home Loans.