The home appraisal is one of the final—and most important—steps before closing a sale. While sellers don’t control the appraised value, preparation and understanding the process can make a meaningful difference. In a market like San Jose, where pricing can shift quickly and homes vary dramatically by neighborhood, a smooth appraisal helps keep transactions on track.
I’m Dennis Loewen with North and Main Homes, and here’s what to expect on appraisal day—and how to set your home up for success.
What a Home Appraisal Really Is
A home appraisal is an independent evaluation of a property’s market value, ordered by the buyer’s lender. The appraiser’s role is not to advocate for the buyer or the seller, but to confirm that the agreed-upon purchase price is supported by market data.
The lender uses the appraisal to decide how much they’re willing to loan. If the appraisal comes in at or above the purchase price, the transaction moves forward. If it comes in low, additional negotiation may be required.
Understanding that purpose helps set expectations. Appraisals are not emotional or subjective—they are data-driven assessments based on comparable sales, condition, and market trends.
What Happens on Appraisal Day
Appraisal appointments typically last between 30 minutes and an hour, depending on the size and complexity of the home. During the visit, the appraiser will:
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Measure the home
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Photograph interior and exterior areas
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Note the condition of major systems
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Observe upgrades and renovations
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Evaluate layout, functionality, and overall presentation
They may ask a few clarifying questions, but most of their work happens after they leave, when they analyze comparable sales and market data.
The appraiser does not share the final value on-site. The completed report is sent to the lender, usually within a few days.
Present Your Home Well
While appraisers are trained to look past clutter, presentation still matters. A clean, accessible, and well-maintained home helps reinforce the perception of care and condition.
Before the appointment:
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Tidy all rooms, including closets and storage areas
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Turn on lights and open blinds to maximize brightness
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Ensure clear access to attics, crawl spaces, electrical panels, and water heaters
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Secure pets so the appraiser can move freely
You’re not staging for emotion like a showing, but you are reinforcing that the home has been well cared for—something that absolutely factors into condition ratings.
Provide Helpful Information
One of the most effective ways to support an appraisal is by providing accurate, relevant information upfront.
A short, organized list can include:
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Major upgrades and remodels
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Approximate dates of improvements
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Energy-efficient features
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Roof age, HVAC updates, or plumbing work
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Neighborhood amenities that aren’t obvious
Appraisers appreciate concise documentation that supports value. This is especially helpful in San Jose, where homes often have custom upgrades or improvements that may not be fully reflected in public records.
Your agent typically prepares and delivers this information, but it’s important that the details are accurate and easy to review.
How San Jose’s Market Affects Appraisals
San Jose is not a single market—it’s a collection of micro-markets. Price behavior in Willow Glen can differ significantly from Cambrian, Almaden, or Berryessa.
Appraisers rely heavily on recent comparable sales, usually within the past 60–90 days and close geographic proximity. In fast-moving markets, pricing can sometimes outpace closed sales, which may create appraisal challenges even when a home is priced correctly.
This is why timing, pricing strategy, and supporting data matter. Strong preparation reduces the risk of misalignment between the contract price and appraised value.
What Appraisers Don’t Consider
It’s equally important to understand what does not influence an appraisal.
Appraisers do not factor in:
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Buyer motivation
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Competing offers
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Emotional attachment
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Personal décor preferences
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Future appreciation
They are strictly focused on current market value supported by closed sales and condition. That’s why clean data and clarity matter more than cosmetic styling alone.
If the Appraisal Comes in Low
A low appraisal doesn’t automatically mean the deal is dead. There are several possible next steps, including:
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Reviewing the report for errors or weak comps
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Submitting additional supporting comparables
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Renegotiating the purchase price
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Splitting the difference between buyer and seller
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Buyer bringing additional cash to closing
The best path forward depends on the strength of the offer, buyer flexibility, and overall market conditions. Calm, informed decision-making is key at this stage.
How Sellers Can Best Prepare
The most effective appraisal preparation happens before the appointment is even scheduled. Proper pricing, strong marketing exposure, and accurate documentation all contribute to a smoother outcome.
Sellers who work with an agent familiar with San Jose appraisal patterns are better positioned to anticipate challenges and address them proactively.
The Bottom Line
A home appraisal isn’t something to fear—it’s a standard part of the transaction. When you understand the process and prepare thoughtfully, you reduce uncertainty and keep your sale moving forward.
Clean presentation, clear documentation, and realistic expectations go a long way in supporting your home’s value, especially in a complex market like San Jose.
🎥 Watch the full video here → San Jose Home Appraisal Explained
Want to support your appraisal with the right documentation and strategy? Contact Dennis Loewen at North and Main Homes.
