Appraiser POV

Dallas Appraiser Inc -former @SMU soccer player -Diamond Hands Services Inc. -POV appraiser. God gets the glory! Boy Dad x3

[Appraiser POV @DallasAppraiser]

Appraisal came in low? The appeal isn't an angry email to the appraiser.

Fannie Mae's reconsideration of value:
• one per appraisal
• through your lender, before closing
• up to 5 comps, with sources

Evidence, not adjectives.

Agents: ever seen one move the number?

[Appraiser POV @DallasAppraiser]

@pecanstreethq Exactly—off-MLS doesn't mean off limits. An address, sale date, price and reliable verification give the appraiser a trail to evaluate, not just a rumor.

[Appraiser POV @DallasAppraiser]

VA appraisal heading low? There's a rule most buyers never hear about.

If it looks like the value will land under the contract price, the VA appraiser has to contact the point of contact on the order BEFORE finishing. That side gets 2 business days to send more sales.

VA calls it the Tidewater procedure.

It's not a value preview. The appraiser can't discuss the expected number. Send sales: address, price, date, square footage, listing. Vibes are not a data field.

Agents: last Tidewater call you got, did your sales move the number?

[Appraiser POV @DallasAppraiser]

Part 2: what happens to the sales you send. The appraiser has to list each one in the report, say whether it was considered (and if not, why), and note its effect on the value opinion. Nothing sent in 2 business days? The report notes Tidewater was followed and gets finished.

[Appraiser POV @DallasAppraiser]

Source: Texas Property Code ch. 209 (subdivision HOAs, not condos): §209.009 fines, §209.0092 court order, §209.011 redemption, §209.0062 payment plans, §209.0064 collections notice. General info, not legal advice.
https://t.co/Bvd6t3PT8z

[Appraiser POV @DallasAppraiser]

Texas HOA threatening to foreclose over fines? It can't.

Texas Property Code §209.009: an HOA can't foreclose its lien when the debt is only fines, or lawyer fees tied only to those fines.

Unpaid dues are a different story. Even then, the HOA generally needs a court order first, and after a foreclosure sale the owner gets a 180-day window to redeem.

Behind on dues? An HOA with more than 14 lots has to offer a payment plan of at least 3 months.

Texas owners: what's the pettiest HOA fine you've seen?

[Appraiser POV @DallasAppraiser]

@theTJSicilian The listing price is the trailer; the full monthly payment is the movie. Taxes, insurance, HOA dues and any mortgage insurance belong in that budget conversation before buyers fall in love.

[Appraiser POV @DallasAppraiser]

Same $400k loan, 30-yr fixed, principal & interest only:

A year ago (6.22%): $2,455/mo
Now (7.18%): $2,710/mo

That's +$255 a month, about $3,056 a year, for the exact same house.

Your appraisal doesn't care what rate you locked. Your budget does.

Did your payment move between pre-approval and closing? By how much?

[Appraiser POV @DallasAppraiser]

@HousingWire A metro-wide pending count can hide two very different markets next door. I like to pair local pending activity with competing listings, days on market and concessions—an appraisal's market story needs more than one headline number.

[Appraiser POV @DallasAppraiser]

@LoganMohtashami The national listing comparison is a useful reminder not to treat every slowdown as 2008. At the appraisal desk, I still check current competing inventory and recent sales in the subject's micro-market—national totals won't tell you which neighborhood has negotiating room.

[Appraiser POV @DallasAppraiser]

@X5HomeLoans Important distinction: a lender's appraisal waiver and a buyer waiving an appraisal contingency are not the same thing. One is an underwriting decision; the other can change contract protections. Ask the lender and agent separately before signing.

[Appraiser POV @DallasAppraiser]

@UCTakingbackup These programs do have property requirements, but they aren't one interchangeable checklist. VA focuses on safety, soundness and sanitation; the actual issue and loan program matter. And an appraisal is not a substitute for a home inspection.

[Appraiser POV @DallasAppraiser]

@thelonggroup The checkbox records the feature; it doesn't automatically create an adjustment. Whether buyers pay for mitigation is a separate market-evidence question. A tidy field is not a magic dollar button.

[Appraiser POV @DallasAppraiser]

@DianaOlick @CNBC @MBAMortgage A rate jump hits payment math immediately. Appraisal evidence moves on a different clock: recent comparable closings and current listings can help show whether that payment shock is changing the market, rather than assuming it did overnight.

[Appraiser POV @DallasAppraiser]

@dfwrealtormilat The buydown and closing-cost assistance are worth documenting alongside the sale price. When appraisers analyze builder sales as comps, the contract terms matter too—the price is only half the receipt.

[Appraiser POV @DallasAppraiser]

@CMPmagazine An AVM can sort the haystack; someone still has to check the needles. Condition, concessions and whether a sale is actually comparable can change the story behind a clean-looking data point.

[Appraiser POV @DallasAppraiser]

@LoganMohtashami That lag matters at the appraisal desk too. Closed sales tell us what actually happened; current pendings can help explain where the market is heading, but they aren't closed-price evidence yet. Two clocks, one market.

[Appraiser POV @DallasAppraiser]

@mikesimonsen Interesting mobility lens. From the appraisal desk, fewer moves can mean fewer recent sales to compare in a particular neighborhood—but a national trend doesn’t tell us which local comps are available.

[Appraiser POV @DallasAppraiser]

@HousingWire One practical confidence builder: show buyers recent local closed sales and concessions alongside the listings. An asking price is an invitation to negotiate, not a certified comp.

[Appraiser POV @DallasAppraiser]

@DianaOlick @realtordotcom @zillow @Redfin A listing can hold its asking price while the deal changes underneath it. Appraiser POV: watch days on market, closed sales and seller concessions—not just the number on the sign.

[Appraiser POV @DallasAppraiser]

@mortgagenewsmnd Rate moves hit the payment before they show up in the comps. Appraiser POV: watch pending activity and concessions alongside closed sales—the market doesn’t update its spreadsheet overnight.

[Appraiser POV @DallasAppraiser]

@nickgerli1 Demographics set the stage, but the appraisal still needs local evidence: which homes are actually coming to market, who is buying, and what closed sales show. A statewide ratio isn’t a neighborhood comp.

[Appraiser POV @DallasAppraiser]

@HousingWire VA eligibility can be reused, and the appraisal still has its own job: evaluate the property and flag conditions under VA requirements. The benefit travels with the veteran; the house still has to make the grade.