Author: O.K. Hogan | REALTOR®/BROKER, CCIM, SFR

Understanding how a home appraisal works can make or break your real estate deal. In this article, I’ll walk you through exactly what appraisers look for—and how you can prepare your home to get the best possible valuation. 

With decades of experience in finance and real estate in Coastal North Carolina, I’ve seen firsthand how the right strategy can impact your bottom line. Whether you’re buying, selling, or refinancing, this guide will give you the clarity and confidence you need. 

Stick with me—I’ll help you see your home through an appraiser’s eyes.

What Is a Home Appraisal and Why It Matters

A home appraisal is a professional estimate of a property’s market value. Whether you're buying, selling, or refinancing, this step is crucial. It helps lenders ensure the home is worth the loan amount—and gives buyers and sellers peace of mind.

The Role of the Appraiser: Objective, Certified, and Data-Driven

Appraisers are licensed professionals who assess homes based on market data, comparable properties, and physical condition. Their job isn’t to side with the buyer or seller—it’s to give a neutral, informed opinion based on facts and experience.

How the Home Appraisal Process Works

Step 1: Neighborhood Assessment

Appraisers begin by evaluating the surrounding area:

• Nearby schools, amenities, and roadways
• Overall maintenance and consistency of nearby properties
• Zoning and location-specific factors

Step 2: Full Property Walkthrough

They inspect key features of the home, including:

• Roof, foundation, plumbing, and HVAC
• Interior updates and renovations
• Safety features and structural integrity
• Overall condition and cleanliness

Step 3: Selecting Comparable Sales (Comps)

Using data from recent home sales, appraisers compare your property to similar ones nearby, adjusting for:

• Square footage
• Lot size and views
• Condition and upgrades
• Age and architectural style

The Top 4 Factors That Influence a Home’s Appraised Value

1. Location and Community Quality

• Access to schools, shopping, healthcare, and job centers
• Desirability of neighborhood and street conditions
• Premiums for waterfront, marsh views, or proximity to attractions

“One of my sellers near Harkers Island gained $20K in value thanks to the nearby waterfowl preserve. Local gems matter.”

2. Size, Layout, and Condition of the Home

• Total square footage
• Number of bedrooms and bathrooms
• Flow of the floor plan and functionality
• Condition of finishes, appliances, and systems

“A simple fix like fresh paint or updated light fixtures helped one of my clients boost their appraisal by $10K.”

3. Recent Comparable Home Sales

• Homes sold within 1 mile and 3–6 months
• Adjustments for renovations, garages, or outdoor space
• Objective comparison charts used by appraisers

“Picking the right comps is half the battle—I’ve helped sellers justify their price by pointing out the real ‘apples-to-apples’ sales.”

4. Current Real Estate Market Conditions

• Buyer demand and inventory levels
• Mortgage interest rates and affordability trends
• Seasonal fluctuations and local economic data

As of May 2025, U.S. home prices are up 5.8% year-over-year, but some coastal markets show slight softening.

Extra Details That Can Affect a Home’s Value

Property-Specific Factors

• Size, shape, and slope of the lot
• Landscaping and exterior condition
• Garage, porches, decks, or pools

Age, Upgrades, and Energy Efficiency

• Recently replaced roof or HVAC
• Smart-home features and solar installations
• Energy Star appliances and insulation

Homes with a green label sell for an average of 2.19% more than similar homes without green features, according to GreenPointRATED.

Environmental and External Influences

• Flood zones or noise pollution
• Crime statistics and neighborhood trends
• Zoning changes or planned developments nearby

How to Maximize Your Home’s Appraisal Value

Prepare the Right Documentation

• List of upgrades and receipts
• Records of maintenance or inspections
• Utility costs and energy efficiency data

Make High-Impact Repairs

• Fix leaky faucets, cracked tiles, and worn paint
• Improve landscaping and entryway appeal
• Ensure all systems (HVAC, electrical, plumbing) are working

“One Beaufort homeowner spent $300 on landscaping. That small investment helped her get $8,000 more in value.”

Be Present and Proactive

• Walk the appraiser through updates
• Share comps you’ve used for pricing
• Clarify any converted rooms or additions

What to Do If Your Home Appraisal Comes In Low or High

Low Appraisal? Here Are Your Options

• Dispute the appraisal with better comps or facts
• Renegotiate the purchase price or contract terms
• Request a second opinion or formal reconsideration

High Appraisal? Leverage It Wisely

• Use it to strengthen buyer confidence
• Justify a full-price sale or better financing
• Support a cash-out refinance or HELOC application

Trends Shaping Home Appraisals in 2025

• Growing use of Automated Valuation Models (AVMs)
• AI and machine learning improving speed and accuracy
• Federal updates: new GSE reporting changes launching fall 2025
• Efforts to reduce appraisal bias and valuation gaps in underserved communities

Why Realtor Expertise Still Beats Online Estimates

Online home value tools can’t see the view from your deck or the craftsmanship in your custom kitchen. A trusted Realtor brings:

• Local knowledge about neighborhoods
• Real-time market data and in-person insights
• Strategic pricing advice and negotiation support

“I helped a couple in Beaufort sell their home for $35,000 over Zillow’s estimate. That’s the difference local expertise makes.”

Work With a Team That Knows and Loves Coastal North Carolina

At Star Team Real Estate, we’re proud to serve the communities that make Coastal North Carolina such a remarkable place to live. From the historic charm of Beaufort to the scenic shores of the Crystal Coast, this region offers a unique lifestyle—and real estate opportunities—you won’t find anywhere else.

With my background as a retired accountant, CCIM designee, and full-time Carteret County resident since 2000, I bring a rare combination of financial expertise and deep local insight to every client we serve.

Whether you’re buying, selling, or preparing for a home appraisal, we’re here to guide you with clarity, confidence, and care.

Call me today at 252-422-2205—and let’s talk about your future in Coastal North Carolina.