Pricing a house is the one decision in a sale you cannot take back cleanly. Too high and it sits, and the longer it sits the less it eventually brings. Too low and you have handed someone else the difference at closing.
A Comparative Market Analysis is a useful tool, and a good agent produces a good one. But it is a marketing estimate, not an independent valuation, and it is prepared by someone with an interest in the outcome.
An appraisal is a third-party opinion of value with no stake in whether you list, at what price, or with whom. For most sellers that difference shows up in one of two places: the price you set, or the negotiation after an offer comes in.
A pre-listing appraisal gives you something to negotiate with. It gives buyers written support for your number instead of asking them to take your word for it. It surfaces obvious repair issues before they surface at inspection, when they cost more. And it reduces the chance of the sale falling apart over a valuation surprise late in the process.
Sellers who want a real number before they commit to one. Agents who need independent support for a listing price. FSBO sellers without an agent's market read. Relocation and estate sales where the number has to be defensible to someone else.
Whether you are working with the most experienced agent in the market or doing it yourself, an unbiased opinion of value is worth having before the sign goes up.
Washington credential #21007765 · Active, effective 2021 through 2028 · Conforms to AQB · No disciplinary actions. Verifiable on the federal Appraisal Subcommittee national registry. Over ten years of experience · USPAP compliant on every report.
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