It’s a seller’s market in Long Beach right now! The low supply of homes for sale combined with high demand has pushed prices up. So multiple offers and bidding wars are more likely. This dynamic can also increase the possibility of an appraisal falling short of the agreed-upon sales price.
Banks use appraisals to determine whether the amount of the mortgage is justified by the value of the home. They do this because they want to be able to recover their funds if the borrower defaults on the mortgage. Appraisers look at factors like the size and condition of the home, upgrades or condition issues, the number of bedrooms, the lot size, location, etc. Then they compare the subject property to active listings, pending sales, and recent closed sales. They adjust based on all these factors, then arrive at a value.
If the appraised value is at the contract price, as it often is, then the buyer is able to remove their appraisal contingency and move forward. But what happens if it doesn’t?
First, Try to Prevent A Low Appraisal Problem
Make sure you provide the appraiser with as much information as possible that supports the price of the home. It’s always best if the real estate agent meets the appraiser and provides them with pertinent comparable sales information. This is especially true if the appraiser is from out of the area and may not be as familiar with the particular neighborhood. Provide the appraiser with a list of improvements, along with the cost and dates they were done.
Options if An Appraisal Comes in Below The Contract Price
If the appraisal does come in below the contract price, there are several options.
- The buyer can pay more than the appraised value if they have the funds to do so. For example, what if the contract price is $600,000 and the appraisal comes in at $590,000? The bank would make a loan for 80% of the $590,000. So if the buyer was planning to put 20% down, they would put down 20% of $590,000. But they’d also have to put down an extra $10,000 to make up the difference.
- What happens if the buyer is willing to pay more but doesn’t have a spare $10,000? If the buyer qualifies for the purchase with a lower down payment, say 15%, then they could make a smaller percentage down payment. This would free up funds for the gap between the contract price and appraisal value.
- Another possibility is for the seller to accept a lower price. Or, the buyer and seller can compromise on a price somewhere between the original contract price and the appraisal value. For example, if the contract is at $600,000 and the appraisal is at $590,000, they might negotiate to a price of $595,000.
- Still another option is for the lender or agent to write an appraisal rebuttal. This provides the appraisal management company with information to support a higher appraisal value. It can include information on comparable sales the appraiser may have overlooked, or upgrades the appraiser didn’t adjust for. Many appraisal management companies and appraisers are reluctant to modify the appraisal or change the appraisal value, but occasionally this can be a successful strategy.
Have More Appraisal Questions?
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