You’re about to list your home — is it worth paying for a pre-listing appraisal first?
A pre-listing appraisal, or pre-appraisal, is a professional home value estimate that sellers get before going to market to set a fair price.
You probably don’t need to pay for a pre-listing appraisal because a free home value estimate and a comparative market analysis (CMA) can give you solid numbers. However, a pre-appraisal adds extra peace of mind that you know your home’s value before selling.
“A pre-listing appraisal is optional and typically only needed if you want a second opinion on your home’s value,” says Cheryl Pendenza, a broker with Re/Max Andrew Realty Services. “A trusted real estate professional can usually develop an effective pricing strategy by analyzing current market trends and recently sold comparables to project a range of value.”
Professional appraisals make sense if you take a non-traditional route when selling, such as selling for sale by owner (FSBO). It’s also worth getting an appraisal for a second opinion on your property value if you own a unique home.
Keep reading to learn everything you need to know about getting an appraisal before selling, including who it works best for, and your other home value estimate options.
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Real Estate Witch’s mission is to provide accurate, actionable, and practical information you can use to make better decisions on your real estate journey. That includes helping you decide whether or not you need to obtain a pre-listing appraisal before putting your house up for sale.
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Jared Lindstrom is a freelance writer for Clever Real Estate, the nation’s leading real estate platform for buyers, sellers, and investors. He contributes to Real Estate Witch and its sister brands. In addition to working with Clever, Jared has experience writing and editing in the financial, health & wellness, and personal development spaces.
What is a pre-listing appraisal?
A pre-listing appraisal is a professional home valuation used to determine fair market value before listing. It differs from a buyer’s appraisal, which buyers pay for before purchase.
A completed home appraisal report is usually 10-20 pages long and includes the following information:
- Your property information and your home's main features, like square footage, beds and baths, recent renovations and upgrades, condition, lot size, and location.
- Comparable home sales data based on recent home sale prices in your area, usually pulled within the past three to six months.
- Photos from the appraiser's inspection, which include details on the condition of your home's major components, such as its roof, HVAC system, and plumbing.
Most pre-listing appraisals often cost between $350 and $500. Your actual appraisal cost can vary depending on your location, and the condition, size, and age of your home.
Appraisals can take several hours or longer to complete, depending mainly on your home's size, and it usually takes a few days to get the report back.
What’s in an appraisal report?
📄 Property details: Square footage, bedrooms and bathrooms, recent renovations, condition, lot size, and location.
🏠 Recent comps: Home sales data in your area pulled from the last 3-6 months.
📸 Interior/exterior photos: General photos of the interior and exterior of your home and its major components like the roof, HVAC, and plumbing.
📝 Final valuation summary: A detailed write-up of your appraiser's evaluation of your home, its selling points, and where it could use improvements.
Who does a pre-listing appraisal work best for?
✅ Good fit for FSBO sellers
Selling without a realtor comes with more risk of improperly valuing your home.
In most cases, sellers have a realtor’s comparative market analysis (CMA) to determine home value, but you lose that safety net when you go FSBO.
Hiring an appraiser for a pre-listing appraisal can make the difference between selling quickly because of competitive pricing or sitting on the market because you overvalued your home.
🚫 Not worth it if using a listing agent
Most real estate agents offer a comparative market analysis report — an evaluation of homes comparable to your home — to determine a home’s value before listing.
CMAs evaluate what homes are selling for in your area and can help direct your decision on setting the sale price. These reports are especially handy if you live in a desirable neighborhood with similar houses.
A good agent will also help list your home competitively to meet your selling needs. Relying on their expertise can be the key to making the most money on your house.
💰Useful for unique homes
Not every home is easy to value through a CMA report or home value estimator because unique and luxury homes often lack accurate comparisons.
Appraisers usually know how to value homes in areas with fewer comps better than real estate agents do. Valuing homes is all an appraiser does, and they've completed additional training.
For example, appraisers often have more experience in evaluating homes with unique features. That includes homes with luxury kitchens and bathrooms, converted garages and attics, and second-story additions.
📉Gives peace of mind for nervous sellers
Selling a home is one of the most significant financial transactions most people go through. With that comes stress and the fear that your house won’t sell for what it’s worth.
A pre-listing appraisal can ease the nerves around a buyer’s lender undervaluing your home during negotiations. Bringing an accurate third-party appraisal to the table gives you more negotiation power and helps discourage lowball offers.
Additionally, you’ll have the peace of mind that you understand how much you should make on your home when a buyer makes an offer.
Pre-listing appraisal alternatives
Here are some potential home valuation alternatives for sellers.
| Appraisal | Broker’s Price Option (BPO) | CMA | Online Estimator | |
|---|---|---|---|---|
| 🏃Speed | May take weeks to get back | Often competed in 1-4 days. | Often completed in a few days | Results are immediate |
| 💸Cost | Typically between $300-$500 | Typically between $150-$250 | Included with hiring an agent | Free with a form fill |
| 🎯Accuracy | Most accurate and performed by a specialist | Very accurate and performed by a trained real estate pro | Accurate if comps are available | Least accurate |
How do pre-listing appraisals work?
Step 1: Schedule an appraisal. Contact your real estate agent to see if they can get you in touch with an appraiser. Or, if you want to sell FSBO, search for appraisers on sites like HomeAdvisor or the appraiser registry.
Step 2: Undergo the appraisal assessment. The appraiser will visit your home on the scheduled day to examine your home, measure square footage, and take photos for reference. This step is a great time to inform them about any upgrades.
Step 3: Wait for the completed report. Your appraiser will spend time assessing their info and compiling a report, which can take a week or more. When it’s finished, they’ll contact you with payment info and next steps.
Step 4: Download your pre-listing appraisal. Most appraisals are digital and run around 20-25 pages long. The report will include a detailed summary (with photos), a neighborhood analysis, and a detailed appraisal value.
What happens if my home appraises low?
You might receive a low appraisal for reasons that may or may not be related to the assessment itself. Common mistakes appraisers make include:
- Errors in square footage calculations
- Recent renovations that aren’t considered
- Poor comps chosen in the area
Or your house could simply use a few improvements before going to market. Whatever the case, a low appraisal isn’t the end of the world.
Actions you can take if the appraisal is lower than expected
Challenge the appraisal: If you think the appraiser made a mistake, you can challenge the appraisal by offering better comps. If the appraiser acknowledges the comps, they may raise your appraisal.
Get a second opinion: Appraisers follow a particular method when evaluating homes, but they can make mistakes. Another appraiser may have a different opinion on your home and could value your property higher.
Use it as data, not a pricing guideline: Looking at your appraisal as one data point in estimating your home’s potential sale price, rather than a definitive valuation, can help shift your mindset when it’s time to set your listing price.
Your appraisal doesn’t necessarily indicate your home's value
The market ultimately determines the value of your home, not the pre-listing appraisal or CMA. Matt Ward, Team Lead for the Ward Group in Nashville, TN, puts it this way:
“Pricing a home is both art and science. The appraisal helps with the science part, but the market always has the final say. That’s why experience and local insight really matter.”
Partnering with a trusted agent can help you hit the right price point with your home and sell quickly.
Next steps
Ready to get things in motion? Here's what to do next.
Check your online home value estimate
Start by getting a baseline estimate from an online home value estimator before you contact a real estate professional to have a rough idea of your home’s value.
Interview an agent for a CMA
Search for a realtor in your area and contact them to schedule an interview for a cost market analysis report (Realtors typically include CMAs if you hire them to sell your home).
Order a pre-listing appraisal
If your agent advises you to get an appraisal before selling, they can help you find an appraiser.
If you decide to sell independently, use a tool like HomeAdvisor to locate an appraiser in your area.
Analyze the home value report
Decide on a fair listing price with information from your appraisal report or CMA. You can also use the report to pinpoint issues holding back your home's value.
You can also ask your agent if making any upgrades or renovations will improve your home's value before listing.
Prepare to sell your home
Use our guide to learn how to sell your house in 9 steps and how to prepare your home for photos and showings.
FAQs
Do sellers benefit from a pre-listing appraisal?
Most homeowners do not need to get a pre-listing appraisal. A licensed real estate agent usually provides sellers with a free comparative market analysis report to help guide their pricing strategy.
However, it could make sense to order an appraisal if you have no plans on using an agent.
What hurts a home's appraisal value?
Things that can hurt your home's appraisal value include:
- A location with few comparable home sales due to a slowing real estate market or rural neighborhood.
- An outdated home with older appliances and fixtures.
- A messy, dirty home with clutter.
- A home with non-functioning components, like a broken HVAC system or a leaking roof.
- An undesirable floor plan or unusual layout.
Thankfully, there are several things you can do to prevent a low appraisal, including making upgrades, renovations, and repairs (and providing the appraiser with proof), and improving your home's curb appeal.
How accurate are home value estimators?
Home value estimators are usually not as accurate as an appraisal or CMA report from an agent. We've found that estimators have a median error rate of 2% to 3%, meaning they could be undervaluing your home by thousands of dollars.
However, home value estimators can be helpful tools to get a quick ballpark value estimate before moving forward with a more formal valuation method, like a CMA or appraisal.
Learn which home value estimators are the most accurate.
Can an appraisal help me get more money when I sell?
The market determines your home’s value. And negotiations with your buyer, not your appraiser, will be the final say in how much you sell for. However, a high appraisal may convince buyers that your home is worth more.
Additionally, 6% of all real estate contracts are delayed due to appraisal issues, according to the National Association of Realtors March 2025 Realtors Confidence Index survey.[1]
Find a realtor for advice on how to maximize your home's appraisal value.
How much can a pre-listing appraisal increase my sale price?
A pre-appraisal won’t directly increase your price, but it can help you price smarter, reduce negotiation friction, and prevent underpricing.
The best way to maximize your profit and sale price is to work with a realtor who understands your market. And, if you work with a realtor who offers better-than-average commissions, you’ll make more money in the long run.