What Appraisers Look for That Buyers Often Miss

Susie Braskett
Dec 23, 2025
2 min read

When buying a home, it’s easy to focus on finishes, layout, and overall feel. Appraisers, however, look at a property through a very different lens. Their job is to determine value, not emotion, and that means noticing details buyers often overlook.

Here’s what appraisers pay close attention to and why it matters.

1. Comparable Sales, Not Listing Prices

Appraisers base value on recent comparable sales, not what nearby homes are listed for.

They consider:

Homes sold in the last 3–6 months
Similar size, age, and condition
Proximity and neighborhood boundaries

A beautifully staged home won’t overcome weak comps.

2. Functional Layout Over Style

While buyers love trendy design, appraisers focus on function.

They look at:

Bedroom count and placement
Bathroom access
Flow and usability of space

A home that looks great but has awkward functionality may appraise lower than expected.

3. Condition and Maintenance

Deferred maintenance can impact value.

Appraisers note:

Roof condition
HVAC age and function
Plumbing and electrical systems
Signs of water damage or neglect

Well-maintained homes tend to support stronger valuations.

4. Square Footage Accuracy

Appraisers measure carefully.

They check:

Heated and livable space only
Permitted additions
Consistency with public records

Unpermitted or miscounted space won’t add value.

5. Permanent Improvements Only

Buyers may love décor, but appraisers ignore it.

They value:

Built-in upgrades
Structural improvements
Permanent fixtures

Furniture, paint color, and décor don’t affect appraisal value.

6. Location Factors

Appraisers factor in:

Busy roads
Proximity to schools, parks, or commercial areas
Neighborhood appeal

Two identical homes can appraise differently based on location alone.

7. Market Conditions

Appraisers adjust value based on:

Supply and demand
Recent market trends
Buyer activity levels

Fast-moving markets and balanced markets are treated differently.

Final Thought

Buyers often focus on how a home feels. Appraisers focus on how it compares, functions, and holds up over time. Understanding the difference can help buyers avoid surprises during the appraisal process.

Knowing what appraisers look for can make negotiations smoother and expectations more realistic.