Author: Lugean Jones Hogan | Broker/Realtor, CLHMS Designee

When it comes to buying or selling real estate, one factor that can make or break a deal is the appraised value of the property. Whether you’re preparing to list your home, refinance, or simply curious about your property’s worth, understanding what goes into a home appraisal can help you feel more confident and prepared.

As a Broker/Realtor® and Certified Luxury Home Marketing Specialist with over a decade of experience in Carteret County and Coastal NC, I’ve worked closely with appraisers and homeowners to ensure smooth transactions.

In this article, I’ll walk you through the key factors appraisers evaluate when determining a home’s value, with a professional yet personal lens you can trust. If you're wondering about a home appraisal in Carteret County or want real estate appraisal tips, you're in the right place.

Key Takeaways

• Location impacts appraisal value — Homes near top-rated schools and amenities in Carteret County tend to appraise higher.
• Functional layout and size matter — Open floor plans and added bathrooms are smart ways to increase home value.
• Home condition influences value — Well-maintained systems and documented upgrades like roofing or HVAC replacements add appraisal strength.
• Comparable sales guide appraisals — Homes with unique features (like outdoor kitchens) can justify higher values when compared to local comps.
• Curb appeal creates instant impact — Simple updates like landscaping, power washing, and fresh mulch can boost value.
• Market conditions affect timing — Even with 6.5–7% interest rates in 2025, home appraisal Carteret County trends remain strong due to low inventory.
• Energy-efficient features raise value — Solar panels, smart home tech, and Energy Star appliances are increasingly favored in appraisals.
• Legal and zoning compliance is key — Permitted additions protect property value and avoid surprises during appraisal.
• Partnering with local experts helps — Working with real estate professionals who know the market leads to better-prepared and more accurate appraisals.

1. Location and Neighborhood Influence

Location is one of the most critical factors in determining a home’s value. But it goes far beyond just the address. Appraisers assess a property’s proximity to essential services such as schools, hospitals, shopping centers, and recreational facilities. Accessibility to major roads and public transportation is also considered.

As noted by HowStuffWorks, "In appraising value, professionals consider nearby schools, shopping, and access or transportation to and from the home, as well as comparable prices of homes up for sale or recently sold in the area."

Neighborhood trends also play a significant role. If the area is experiencing growth, with new developments and increasing home sales, appraisers may assign a higher value to properties in that location. On the other hand, areas with declining infrastructure or high crime rates can negatively impact a home's appraisal. A home located within a reputable school district can command a premium.

According to a 2024 report by the National Association of Realtors (NAR), homes near high-ranking schools sold for an average of 6% to 10% more than comparable homes in less desirable school zones.

Local Case Study: I once helped a family sell a home just two streets over from a highly rated elementary school in Morehead City. Despite being smaller than nearby homes, the proximity to the school helped it appraise higher than expected—an ideal example of how home appraisal Carteret County trends can favor school zones.

2. Size, Layout, and Usable Space

The size of a home is often the first detail buyers and appraisers look at. Square footage matters, but so does how that space is utilized.

Appraisers measure the total living area, considering only the heated and finished spaces. Basements and attics typically need to meet specific standards to count toward total square footage. The layout and functionality of the space also matter.

A well-designed floor plan with logical flow can add value. Homes with open layouts that cater to modern living preferences often perform better in appraisals.

Additionally, the number of bedrooms and bathrooms can significantly impact value. A three-bedroom, two-bathroom home remains the most popular configuration across many U.S. markets, including Carteret County.

According to Revive, adding a bathroom can add approximately 10-20% (For full-bath) and 5-10% (For half-bath) to a home’s overall value. And as Rocket Mortgage states, "The more square footage your home has, the more likely it'll be appraised at a higher value since there is more living space".

Local Case Study: A client in Atlantic Beach added a full bath and opened their kitchen layout. The renovations directly influenced a 15% higher appraisal—a textbook example of how to increase home value.

3. Age and Condition of the Property

While newer homes generally appraise higher due to modern construction and updated systems, age is not necessarily a disadvantage. Well-maintained older homes can retain, or even increase, their value when they have been updated or preserved with care.

Appraisers will evaluate the condition of key systems, such as the roof, HVAC, plumbing, and electrical components. Visible signs of wear and tear, like peeling paint, cracked foundations, or outdated fixtures, may negatively influence the appraisal.

Rocket Mortgage notes, "Older homes typically have a low value compared to newer constructions, which adhere to updated building codes and often have fewer issues".

Conversely, recent renovations and upgrades can boost your home’s perceived and actual value. Kitchen and bathroom remodels tend to provide some of the highest returns.

According to Lee Company, homeowners can see nearly 72% return on investment for mid-range kitchen renovations and over 52% for major kitchen remodels.

Pro Tip: If you've replaced your roof or installed a new HVAC system, leave documentation out for the appraiser. It shows clear evidence of value.

Local Case Study: In Newport, a seller had recently installed a new HVAC system and updated the plumbing. We provided documentation to the appraiser, and their home appraisal Carteret County value came in at $18,000 above nearby comps.

4. Comparable Sales (Comps)

Comparable sales, often referred to as "comps," are a cornerstone of the appraisal process. These are recently sold properties in your area that are similar in size, condition, age, and location.

Appraisers typically look at at least three to five comps that closed within the last six months. They adjust values based on differences such as additional square footage, upgraded features, or lot size variations.

Local Case Study: I assisted a seller in Beaufort who had invested in a custom outdoor kitchen and stone patio. Although no comps had similar features, the appraiser recognized the upgrades and adjusted the value upward—a powerful reminder of using comps wisely and showcasing improvements as part of your real estate appraisal tips strategy.

5. Exterior and Curb Appeal

First impressions matter, and that extends to real estate appraisals. The exterior condition of your property—known as curb appeal—is a contributing factor to the appraiser's overall assessment. Landscaping, exterior paint, driveway condition, and roofing all fall under this category. A well-maintained yard and a clean, appealing facade can add thousands of dollars to your home's appraisal.

Quick Tip: A simple power wash, fresh mulch, and a clean entryway can significantly improve how your home is perceived.

According to a study by Michigan State University, good landscaping can increase a home’s perceived value by up to 11%. Better Homes & Gardens also emphasizes, "A clean exterior signals well-maintained properties, but potential buyers should be vigilant for signs of neglect" (BHG).

Local Case Study: A seller in Pine Knoll Shores spent just $800 on curb appeal updates and gained an estimated $5,000 in appraised value. These small improvements are easy wins when considering how to increase home value.

6. Market Conditions and Economic Indicators

Your appraisal will reflect not just your home, but the broader market. Appraisers consider:

• Interest rates
• Inventory levels
• Buyer demand
• Regional job trends

Rocket Mortgage confirms this, stating, "Many homes will sell at a much higher price and appraise for more if the market is hot" (Rocket Mortgage).

Current Insight: In early 2025, mortgage interest rates have hovered between 6.5% and 7%. Despite this, desirable locations like Carteret County have remained strong due to continued demand and limited new construction.

Local Case Study: A buyer in Atlantic Beach paid $25,000 above asking due to tight inventory. The appraiser backed up the sale with matching comp data—proof that strong demand still influences home appraisal Carteret County outcomes.

7. Energy Efficiency and Smart Home Features

Modern buyers are increasingly drawn to energy-efficient homes, and appraisers take this into account. Features such as double-pane windows, programmable thermostats, solar panels, and energy-efficient appliances can all positively influence a home’s value.

A study by the Appraisal Institute found that homes with energy-efficient upgrades sold for 2% to 5% more than comparable homes without those features. According to Opendoor, "Modern buyers are increasingly drawn to energy-efficient homes, and appraisers take this into account" (Opendoor).

Smart home technology is also becoming a consideration. Security systems, smart lighting, and home automation features enhance both convenience and perceived value.

Real Estate Appraisal Tip: Highlight these upgrades in your MLS listing and ensure they’re visible during the appraisal walk-through.

Local Case Study: A client in Emerald Isle installed solar panels and a smart irrigation system. These upgrades helped the property appraise $12,000 higher than similar homes without them.

8. Legal and Zoning Considerations

Appraisers will also review any legal or zoning issues that might affect your property. This includes zoning compliance, easements, or restrictions that could impact future use. Properties with unpermitted renovations or additions may see lower appraised values, as appraisers must consider the potential cost and legality of bringing those elements up to code.

Local Tip: In Carteret County, where homes often include extras like detached garages or sunrooms, ensuring proper permits are in place protects your investment and adds to your property’s value.

Local Case Study: A Newport homeowner had a detached workshop without a permit. We worked quickly to resolve the issue prior to the appraisal. This ensured that the structure counted toward the total valuation and protected the full market price.

Conclusion: Partnering with Local Experts Matters

Whether you're selling, refinancing, or simply checking your home’s worth, understanding the factors that affect a home appraisal will help you make informed decisions. As trusted local agents in Carteret County, Star Team Real Estate is here to guide you through every step. From pre-appraisal advice to showcasing your home’s best features, we provide local expertise and proven real estate appraisal tips that help our clients succeed.

Contact us today for a no-obligation consultation. We’ll walk through your home, highlight opportunities, and provide actionable insights on how to increase home value before appraisal day.