Orlando Appraisal Blog

That "comps look great" text you send your seller? We're often looking at the same three sales — and sometimes we can't use any of them.

Five things that make or break how smoothly your closing goes:

1. USPAP keeps us quiet. We can't share a value opinion with agents or buyers before the report reaches the lender, no matter how close you are to the finish line.
2. Concessions get backed out. ORRA's July data shows 4.4 months of supply, and 68% of agents report more seller concessions than last year — we net those against the contract price.
3. Pending sales aren't comps. Only closed, recorded sales count toward value, no matter how hot the market feels right now.
4. Access delays cost days. A tenant who won't schedule or a broken lockbox code can push a report back a full week.
5. Rush orders need real notice. We can expedite for a tight closing, but a Thursday-afternoon ask for a Friday close usually isn't realistic.

We appraise across Orlando, Winter Park, Baldwin Park, Lake Nona, College Park, Thornton Park, Maitland, Altamonte Springs, Apopka, Ocoee, Winter Garden, Horizon West, Clermont, Minneola, Kissimmee, St. Cloud, Celebration, and Hunters Creek.

Got a contract with a fast closing? Order the appraisal the same day it's fully executed — every extra day waiting shrinks your buffer.