Top 5 Questions Homeowners Ask About the Appraisal Process


If you’ve ever found yourself Googling “Why is my house worth less than Zillow says?” at 2 a.m. — you’re not alone. As a residential appraiser here in Montgomery County, I get hit with the same handful of questions all the time. So, let’s clear up some myths, save you some stress, and maybe even stop those late-night Zillow panic sessions.

1. Can I be there for the appraisal?

Yep — and honestly, I don’t mind. You’re welcome to walk me through your home, point out upgrades, and tell me about that brand-new roof you just installed. Just know I can’t “negotiate” the value on the spot. I’m there to observe, measure, and analyze — not haggle like we’re at a flea market.

2. Do my upgrades really count?

They sure do… but here’s the kicker: only if the market cares. Granite counters? Likely a plus. A built-in saltwater aquarium in the living room? Cool, but buyers might not pay extra for it. I look at what buyers in your area are actually paying more for — not just what you spent.

3. Does Zillow (or other online estimates) affect the appraisal?

Short answer: No. Longer answer: Heck no. Zillow has never been inside your house, smelled your dog, or noticed your brand-new HVAC system. Appraisers rely on actual sales data from the local market, not a nationwide algorithm.

4. What happens if my appraisal comes in low?

This is the one that keeps buyers and sellers up at night. If the appraisal is below the contract price, a few things can happen:

  • The buyer and seller renegotiate.

  • The buyer brings more cash to the table.

  • Or sometimes… the deal falls apart.
    That’s why realistic pricing upfront is key — appraisers don’t “kill deals,” but we do expose when the numbers just don’t line up.

5. Does a messy house affect my value?

Relax. I don’t care about your laundry basket. Unless your house is so messy I can’t see the walls or flooring, clutter doesn’t hurt value. But major deferred maintenance? That’s another story. A fresh coat of paint, working smoke detectors, and obvious repairs matter a lot more than whether you vacuumed before I showed up.

So, there you have it — the five biggies. The appraisal process doesn’t have to be scary, especially when you know what actually matters. And hey, if you’ve got questions that didn’t make the list, just drop me a line. Chances are if you’re wondering, ten of your neighbors are too.

By State-Certified residential real estate appraiser at Lake Conroe Appraisals LLC. Providing accurate home valuations and expert insights for Montgomery County, TX, including Conroe, The Woodlands, and Spring.

Location: Lake Conroe, Texas, USA

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