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What to expect during a home appraisal


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If you’re buying, selling, or refinancing a home in Kansas City, chances are you’ll encounter a home appraisal along the way. While the process might seem intimidating, understanding what an appraisal involves—and what to expect—can make things go much more smoothly. As a local KC appraisal expert, I’m here to walk you through the process step by step.


What Is a Home Appraisal, and Why Does It Matter?

A home appraisal is a professional, unbiased opinion of a property's value, typically required by lenders during a mortgage transaction. The goal is to ensure the loan amount doesn’t exceed the property's fair market value.

In Kansas City, appraisals are most commonly needed for:

  • Home purchases

  • Refinances

  • Home equity loans

  • Divorce or estate settlements

  • Property tax appeals


How the Appraisal Process Works in Kansas City

Here's what typically happens during a residential home appraisal in the KC area:


1. Scheduling the Appointment

The lender or financial institution orders the appraisal. Once assigned, the appraiser will contact the homeowner or real estate agent to schedule a visit. Appraisal turn times in Kansas City usually range from 3 to 7 business days, depending on volume.


2. The On-Site Visit (Inspection)

The on-site portion of the appraisal usually takes 30 minutes to an hour, depending on the size and condition of the home. During the visit, the appraiser will:

  • Measure the home’s square footage

  • Take photos of the interior and exterior

  • Examine the condition of the home, noting upgrades or deferred maintenance

  • Look at features like garages, decks, basements, and outbuildings

  • Evaluate the neighborhood and surrounding area

Pro Tip: It helps to clean the home, ensure all rooms are accessible, and provide a list of recent improvements. While cleanliness doesn’t directly affect value, it does help leave a positive impression.


3. Research and Comparable Sales (The "Comps")

Back at the office, the appraiser compares your property to recent sales of similar homes nearby—known as comparable sales or “comps.” In Kansas City, comps are usually pulled from the past 3–6 months within a half-mile to one-mile radius, depending on location and property type.

They’ll consider:

  • Location (e.g., Brookside vs. Waldo vs. Overland Park)

  • Square footage

  • Lot size

  • Bedrooms and bathrooms

  • Condition and updates


4. Final Appraisal Report

The appraiser compiles all findings into a standardized report (typically a Uniform Residential Appraisal Report, or URAR). The report includes:

  • The appraised value

  • Description of the property

  • Comparable sales used

  • Photographs and maps

  • Notes on any unique features or concerns

This report is delivered to the lender, who then shares it with you. In most cases, you’ll receive it within a few days of the appraiser’s visit.


What Can Affect Your Appraisal Value in KC?

Several local factors can influence your appraisal:

  • Neighborhood trends: Up-and coming areas like Crossroads or Troost Corridor can lead to rising values.

  • School districts: In Johnson County, school district boundaries often play a big role.

  • Condition and updates: Renovations (especially kitchens and baths) and modern systems can boost value.

  • Market conditions: A competitive seller’s market, like KC experienced in 2021–2022, may result in higher comps.


What If the Appraisal Comes in Low?

If the appraisal comes in below the contract price, don’t panic. Options include:

  • Negotiating a lower sale price

  • Making up the difference in cash

  • Requesting a reconsideration of value (with supporting data)

  • Switching lenders and ordering a new appraisal (in some cases)

Your real estate agent and lender will guide you based on your situation.


Final Thoughts

A home appraisal isn’t something to fear—it’s simply part of the process to ensure a fair deal for everyone. Understanding what to expect, especially in the Kansas City market, can help you feel more confident and prepared.


If you’re buying, selling, or refinancing in KC and have questions about the appraisal process, feel free to reach out. I’m happy to help you navigate your home’s true value.


Have a question about your home's value in Kansas City? Contact us today for a consultation or learn more about our appraisal services.

 
 
 
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