Pre-Listing Appraisals Price It Right the First Time
Know what your home is really worth before you list it in Connecticut or Florida.
Appraisal vs. Agent CMA vs. Online Estimate
All three try to answer the same question. Only one is an independent valuation.
| Pre-Listing Appraisal | Agent CMA | Online Estimate | |
|---|---|---|---|
| Who prepares it | Licensed appraiser | Your listing agent | A computer model |
| Walks through the home | Yes | Usually | No |
| Independent of the sale | Yes | No, the agent earns a commission | Yes |
| Follows USPAP standards | Yes | No | No |
| Explains every adjustment | Yes | Sometimes | No |
Why Get an Appraisal Before You List?
Pricing is the biggest decision you'll make when you sell. Price too high and your home sits, then sells after price cuts. Price too low and you leave money on the table. A pre-listing appraisal gives you an independent, data-backed value before the sign goes in the yard.
How Sellers Use It
- Set the asking price with confidence, together with your agent.
- Back up your price when buyers push back.
- Lower the risk of a deal falling apart when the buyer's lender orders its own appraisal.
- Decide what to fix. We note condition items that affect value.
- Selling on your own? It's even more useful when you're pricing without an agent.
What the Appraiser Looks At
We measure the home, note its condition and updates, and look at features buyers pay for in your area. In Connecticut, that might be an updated kitchen in an older colonial or the rent from a two-family. In Florida, it's often flood zone, roof age, impact windows, pools, and HOA details. Then we choose the best recent sales and explain every adjustment.
What to Have Ready
- A list of updates with rough dates
- Permits for any big projects
- HOA or condo details, if any
- A clean, uncluttered home so we can see everything
Frequently Asked Questions
Will the buyer's lender use my appraisal?
Usually not. The lender orders its own. But knowing your value helps you price right and avoid surprises.
Should I fix things before the appraisal?
Small repairs like leaks, broken fixtures, and missing smoke detectors are worth doing. Bigger projects depend on cost versus value, and the report can help you decide.
How long does it take?
The visit is 30 to 60 minutes, and the report is typically ready in a few business days.
How much does a pre-listing appraisal cost?
It depends on the home. We give you a clear quote up front.
Meet the Appraisers
A mother and daughter team carrying on three generations of appraisal experience.
Catherine Hall
Certified Residential Appraiser, Owner | NY, CT, FL LicensedCatherine began her appraisal career in 1993, working alongside her mother, Joan Davies. Today she owns Heritage Valuation Group, and her USPAP-compliant reports are relied on by homeowners, attorneys, lenders, and the IRS.
Madeline Hall
Certified Residential Appraiser | CT LicensedMadeline represents the next generation of the family business. She pairs modern market insight with a detail-oriented approach, so every report is thorough, accurate, and easy to understand.
Know your number before you list.
Serving homeowners, attorneys, and lenders across Connecticut and Florida.