How to Choose a Real Estate Appraiser

An appraisal is a professional opinion of a property’s market value, and it’s required by most lenders before they’ll fund a mortgage. If the appraisal comes in low, you may need to renegotiate, bring extra cash, or walk away. Understanding how appraisals work — and knowing what makes a good appraiser — helps you navigate this critical step.

What to Look for in a Appraiser

1. 1

   State licensing

   All real estate appraisers must hold a state license or certification. Verify their credentials with your state’s appraisal regulatory agency.

2. 2

   Local market expertise

   An appraiser who works regularly in your specific area will know the nuances that affect value — school districts, neighborhood boundaries, and micro-market trends.

3. 3

   Comparable selection quality

   The appraisal is only as good as the comparable sales chosen. A skilled appraiser selects comps that truly match your property in size, condition, and location.

4. 4

   FHA/VA experience

   If you’re using an FHA or VA loan, the appraiser needs specific training and approval for those programs. FHA and VA appraisals have additional requirements.

5. 5

   Turnaround time

   Standard turnaround is 5–10 business days. Faster isn’t always better — rush jobs can miss details — but chronic delays threaten your closing date.

6. 6

   Adjustment methodology

   Ask how they calculate value adjustments between your property and the comps. It should be data-driven, not arbitrary.

Questions to Ask Before You Hire

Red Flags to Watch For

What Does It Typically Cost?

A standard single-family appraisal costs $400–$700. Complex properties, rural areas, or rush orders cost more. The lender typically selects the appraiser through an Appraisal Management Company (AMC).