The Appraisal Can Make or Break a Home Sale — Here’s How It Works

If your buyer is using a loan, their lender will require an appraisal to confirm the home’s value.
In Southern Minnesota — especially across Mankato, North Mankato, St. Peter, Eagle Lake, Lake Crystal, Waseca, Janesville, Madison Lake, Mapleton, and surrounding areas — appraisals follow a predictable process, but can still create stress if you’re not prepared.

I guide sellers through every step to ensure the appraisal supports the offer price.

Because at The Zoet Group | Real, Smarter Real Estate Starts Here.

 

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⭐ Step-by-Step: How the Appraisal Works

✔ Step 1 — Buyer Accepts an Offer

Once you accept an offer, the lender orders the appraisal.

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✔ Step 2 — Appraiser Schedules a Visit

I coordinate the appointment and provide:

• Access

• Property details

• Updates list

• Comparable sales

• A professional packet supporting the value

Strategic preparation makes a dramatic difference.

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✔ Step 3 — The Appraiser Inspects the Home

During the visit, the appraiser reviews:

• Square footage

• Layout

• Condition

• Mechanical age

• Exterior condition

• Updates

• Bedrooms/bathrooms

• Garage size

• Lot features

• Acreage value (if applicable)

• Outbuilding condition (for rural properties)

• Rental-license compliance (for Mankato / North Mankato)

• Recent improvements

• Safety items

I make sure your home is staged, bright, clean, and accessible.

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✔ Step 4 — Appraiser Compares Recent Sales

The appraiser chooses comparables (comps) such as:

• Similar size

• Same school district

• Same city/township

• Similar age/style

• Recent sale dates

• Similar acreage/outbuildings

Because I know the local markets intimately, I prepare a value support package to help the appraiser understand your home’s advantages.

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✔ Step 5 — Appraisal Report Goes to the Lender

If the value meets or exceeds the offer price — great.
If not, we have strategies.

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⭐ How to Prepare Your Home for a High Appraisal

These improvements matter:

✔ 1. Clean, tidy, and well-lit

Appraisers assess condition — presentation absolutely impacts perception.

✔ 2. Mechanical documentation

I help you gather:

• Furnace/AC service records

• Roof age information

• Appliance receipts

• Septic compliance

• Well records

• Rental-license inspection reports

✔ 3. List of updates & improvements

I prepare this for you in a clean, organized format.

✔ 4. Comparable sale packet

I compile local comps from:

• MLS

• Zillow Showcase analytics

• Private sales (when available)

✔ 5. Minor repairs

Simple fixes prevent value deductions:

• Loose handrails

• Missing cover plates

• Minor leaks

• GFCIs

• Peeling paint (FHA/VA)

Your vendor network makes prep easy.

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⭐ What Happens If the Appraisal Comes in Low?

You have several strong options:

✔ 1. Challenge the appraisal

I submit:

• Better comps

• Market data

• Clarifications

• Adjustment requests

✔ 2. Negotiate with the buyer

Options include:

• Buyer pays difference

• Split difference

• Adjust price

• Remove buyer contingencies

✔ 3. Offer improvements

Small updates sometimes justify value increases.

✔ 4. Switch to a cash buyer

This is where your multiple cash-offer options become a life-saver.

Many sellers choose a cash-offer backup if the appraisal becomes problematic.

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⭐ Zillow Showcase Helps With Appraisal Perception

Appraisers often check the online presentation.
When your listing is featured as a Zillow Showcase, it:

• Looks more premium

• Shows better photo quality

• Demonstrates buyer interest

• Highlights improvements clearly

• Communicates higher perceived value

Appraisers are human — first impressions influence the overall narrative.

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⭐ Special Scenarios

✔ Estate / Probate Sales

Appraisers may need

• Personal representative documents

• Access coordination

• Value justification

I coordinate all parties.

✔ Divorce Sales

Neutral communication with both parties and attorneys.

✔ Rental Properties

Appraisers sometimes review:

• Rental license documents

• Leases

• Income approach (for multi-unit)

Your rental-law expertise becomes a key advantage.

✔ Acreage / Hobby Farms

Appraisals may include:

• Land valuation

• PI score

• Outbuilding condition

• Usable vs nonusable acreage

I help prepare the home AND the land.

✔ Commercial (only when topic relevant)

Commercial appraisals involve income approach, cost approach, and CoStar data.
Integrated only when the property type applies.

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⭐ The Bottom Line

A strong appraisal isn’t luck — it’s preparation, strategy, and intelligent presentation.

I guide you through:

• Prep

• Vendor coordination

• Data gathering

• Comparable selection

• Negotiation

• Backup options

At The Zoet Group | Real, Smarter Real Estate Starts Here — including how your home appraises.

Sonja Zoet | The Zoet Group | Real