Appraisal Myths Busted: What Agents, Buyers, and Sellers Always Get Wrong
You know what I love? When someone tells me how the appraisal “should” come out before I even step out of my car. Happens all the time — and trust me, I get it. There’s a lot of folklore out there about how appraisals work. So today, we’re busting some of the biggest myths floating around Montgomery County, Conroe, The Woodlands, and beyond.
🏚 Myth #1 — The Appraiser Uses the Tax Value
Nope. Not even close. Your tax-assessed value is about as helpful to me as using a weather app from last week to plan today’s picnic.
Appraisers use recent market data, comparable sales, and actual market trends, not whatever the county says your house is worth.
Taxes are their own thing. Appraisals? Whole different beast.
💵 Myth #2 — The Appraisal Always Comes in at Contract Price
I wish it worked like that — it would make my life easier. But nope, I don’t get a little pop-up that says, “Adjust until you hit contract price.”
My job is to determine market value, not to “make the deal work.” Sometimes it lines up, sometimes it’s high, sometimes it’s low.
Blame the market, not the messenger.
🏠 Myth #3 — A Room Addition Automatically Adds Full Value
Adding a room sounds like an easy way to boost value, right?
Well, yes and no. If it’s permitted, properly constructed, and functionally usable, then yes — it’ll likely add value.
But if Uncle Bob threw together a bonus room on a Saturday with leftover materials and no permits? Don’t expect full dollar-for-dollar value.
And yes, we will notice.
🔨 Myth #4 — The Appraiser Ignores Improvements
You installed granite counters, new floors, and a snazzy walk-in shower? Great!
Does that mean your house is automatically worth $50k more? Not necessarily.
Improvements can help, but they have to make sense in your market. If every house in the neighborhood has granite, you’re not “upgrading” — you’re just catching up.
💳 Myth #5 — The More Money You Spend, The Higher the Value
I hate to break it to you, but not every dollar spent equals a dollar in value.
A $100,000 kitchen in a $200,000 neighborhood is like putting racing tires on a golf cart — impressive, but unnecessary.
The market dictates what buyers will pay, not your Home Depot receipts.
✅ Bonus: “If I Make It Look Like a Site-Built Home, It’ll Appraise Like One”
Listen — I love when people take pride in their homes. But if it started life as a manufactured home, even with brick skirting, fancy porches, or a Pinterest-worthy interior... it’s still a manufactured home.
Modifications don’t change its classification, and lenders know it too.
💬 Bottom Line
Appraisers don’t make up numbers, ignore facts, or side with banks. We analyze the market and give you the straight-up, data-backed value.
If you’ve got more questions or want me to bust a few more myths, hit me up anytime.
Written by your favorite State-Certified Residential Appraiser at Lake Conroe Appraisals LLC. Proudly serving Conroe, Montgomery, The Woodlands, and all of Montgomery County, TX.
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