When Your House Sells for Over List Price

Yes, it’s still happening in our neighborhoods where we appraise homes. So what do you do when your house sells for over list price?

This post is all about the 3 most important action steps to take when your house sells for over list price.

As of end of May 2022:

Housing inventory remain at a severe shortage causing the homes in the Philadelphia and surrounding suburbs to be currently selling at 104% of list price. 🧐😮

Here are 3 Tips that are so important to follow in order to get ready for the appraisal.

These tips are provided in no certain order – all are equally important and will get you the most accurate results!

#1 -Provide a List of Improvements

A professional Realtor knows how to best write up the description of the house in the multiple listings in order to get the best offer(s) on your property.

And the Seller Disclosure also provides a ton of valuable information.

However, as home appraisers we are looking for specific info that is not always included in the MLS or often forgotten in the Seller Disclosure.

For example – in the appraisal report we have to state when the kitchen and baths were last renovated or updated.

It’s important to tell us about recent improvements.

A homeowner (or Seller’s Agent) should provide the appraiser with a simple list that indicates:

1- Year of Improvement

2- What was Improved

Example:
2019: Fully gutted and rehabbed entire kitchen
2020: Updated hall bath with new floor and vanity
2021: Converted unfinished basement to finished basement
2022: Installed an inground salt water pool with patio surround

#2 – Provide Comparable Sales

Highlight and write notes about the information you are providing that lets us know Why you think these sales are a good substitute for the property we are appraising.

Comparable sales should have the same appeal as the property you are selling.

** Remember, we are not appraising the Sale Price. We are appraising the property. Providing sales simply because they are a higher price is not information that is helpful.

Think about what the Buyer is interested in – why do they want to buy this property?

• Is it because of the school district?
• Is the house situated on a certain size lot?
• Maybe it is new construction?
• Is there is a bedroom/full bath on the first floor?
• Find sales that offer the things that are important to this particular buyer.
• Also look for sales that are similar in square footage of the house.
• (The square footage does not include the basement or the garage – those are items that are considered separately in the appraisal process)
• If it’s a very unusual house and there are no similar recent sales then go back as far as needed in time to find a sale that represents a reasonable substitute.
• Keep in mind, the appraiser is also taking a strong look at the site for things such as zoning, busy streets, surrounding properties, flood zones, etc.

#3 – Be Proactive – Not Reactive

Please don’t cross your fingers and wait to see what happens….this only prolongs the process and causes frustration for the Buyer and Seller.

Be sure to give all of the above info to the appraiser immediately.

• either emailed as soon as you have set the appointment
• or hand it directly to the appraiser when you meet them at the house.

It’s a good idea to be at the house for the appraisal appointment to answer questions.

And also, to explain to the appraiser why you think the sales you have chosen are reasonable substitutes.

With that said – it’s really challenging to have a full on conversation with you while we are walking through the house 🤣because there are specific notes and photos that we need to include in the report.

So, many appraisers really appreciate it if you wait to talk after they are finished inspecting the property.

Personally, I love people and if the homeowner or realtor wants to chat for an hour after I am done my job then I am happy to do it.

Remember, the appraiser is providing an unbiased supported opinion of value based on verified facts.

The process and reasoning is not personal and our opinion has nothing to do with the people who are buying or selling or living in the house….It’s all about the property being appraised.

If you have any questions at all I am always happy to help answer them.

If you found these tips helpful please feel free to share with a friend that may also find this helpful. Have a beautiful day!

“There are no right and wrong ways to work in this business, but there are some basic common-sense practices. Work very, very hard and always be prepared; never give up; and once you get the job, give them more than they ever expected: – Shine!“

Jimmy Smits

This post is all about the 3 most important action steps to take when your house sells for over list price.

Carole Henrysen

Hi there - I was born and raised in NE Philly and currently reside in Ambler with my husband Greg. We love taking our grandchildren on adventures while encouraging curiosity and gratitude for all the beautiful experiences life has to offer. I have been appraising homes in Philadelphia and suburbs since 2004 and training new appraisers since 2014. Looking forward to meeting you, and helping you find the answers to any and all of your questions. PS: The unique and challenging appraisals are my favorite! I can be directly reached on my cell phone at 215-280-9876 or email: carole@zenappraisals.com

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