By Robert Urban, FSBO Enthusiast, Certified Expert at Standing During Home Tours and Saying “Welcome”
So, you decided to sell your house without a Realtor.
You maverick. You independent legend. You champion of “I Saw a YouTube Video and decided to save a lot of money by FSBOing”
But now – here comes that inevitable speed bump: the appraisal.
Cue the ominous music. (Preferably something with drums and distant thunder.)
If you don’t have a Realtor, don’t panic. You can survive the appraisal process solo. It just takes a little prep work, some common sense, and the ability to use logic and facts instead of emotion and pride. ( Sometimes that is more difficult than it sounds)
Here’s the crash course on how to handle it.
1. Understand What the Appraisal Actually Is
An appraisal is not the same thing as “what your neighbor swears your house is worth because he watches HGTV.”
An appraisal is a licensed appraiser coming out to put an actual value on your home for the buyer’s lender.
Translation: The bank needs to know your house isn’t made of cardboard and dreams before they fork over hundreds of thousands of dollars.
No pressure.
2. Clean Like Your Ex Is Coming Over (And Bringing Their New Partner)
Look, nobody expects your house to smell like a lavender meadow or sparkle like a Disney castle while you are still living there. But at least get it to “reasonably clean human habitat.”
- Vacuum.
- Dust.
- Remove the pizza box shrine from the living room.
- Fix obvious things like broken doorknobs or holes in the patchwork.
(And no, duct tape is not a permanent fix, even though it feels like it should be.)
First impressions matter. Appraisers are supposed to be unbiased…but they’re still human.
A tidy house feels like a cared-for house.
A filthy one feels like a “please call an exorcist” situation.
3. Make a Cheat Sheet (Without Looking Desperate)
You can — and should — leave a simple sheet for the appraiser listing:
- Recent upgrades (new roof, updated kitchen, exorcisms performed, etc. ((actually if an exorcism was performed and you know about it, you are legally obligated to report it in certain places- Crazy!)
- Big-ticket repairs
- Neighborhood features (parks, schools, secret tunnels, whatever sells it)
Bonus Tip: Include comparable sales if you can. (“Comps,” if you want to sound cool.)
You’re basically saying, “Hey, I did some homework, and my house isn’t a garbage fire compared to these others.”
4. Stay Calm. Stay Cool. Stay Out of the Way.
Here’s your script when the appraiser shows up:
- Smile.
- Say, “Let me know if you need anything.”
- Then disappear like Batman.
Appraisers are not looking for a tour guide.
They’re looking for square footage, condition, amenities, and proof your foundation won’t crumble during a strong sneeze.
If they have questions, they’ll ask.
Otherwise, go sit in your car, sip a latte, and try not to spiral about whether the squeaky front door hinge just shaved $10,000 off your home’s value.
5. Prepare Yourself Mentally for Reality
Here’s the hard truth: You are emotionally biased. (We all are)
You think your house is worth more because it holds your memories, your hard work, and that one wall you painted yourself after watching exactly three DIY videos.
The appraiser does not care about any of that.
They care about what similar homes sold for, the condition of your property, and if you technically have three bedrooms or just two and a “home office that would be a closet in any other house.”
So, if the appraisal comes back lower than you hoped, breathe.
You have options — negotiating the price, challenging the appraisal (with solid evidence), or crying into a bowl of cereal at midnight like a normal person. I have seen someone get multiple appraisals since they thought the first one was very underpriced, however, the downside is that it doesn’t guarantee a different nor higher market value of your house.
You’ve Got This (And Help Exists If You Want It)
Handling an appraisal solo isn’t impossible — it’s just a little nerve-wracking.
Like making a soufflé or attending a Zoom call where you suddenly realize your camera was on the whole time. If you ever feel overwhelmed, though, you don’t have to do it all alone.
That’s why Hoyonow.com exists: to guide you through the FSBO process – not with confusing jargon, pushy sales pitches, or weird 3 a.m. text messages- just good, solid help when you need it most.
Because your house deserves a good deal.
And so do you.
I am rooting for you-
Robert Urban