Orlando Appraisal Blog

Here's what we hear most as appraisers, and what to say instead:

? "We need it to hit $X." ? We value what the market supports, not what the loan requires.
? "The house down the street got more." ? Send us the MLS number and closing date and we'll verify it ourselves.
? "We paid a lot in 2022." ? Buyers price for today's market. About 49% of Orlando's active listings now carry a price cut (HousingWire, Sept 2026).
? "Ignore that roof stain, it's nothing." ? We document what we see. Disclose it upfront and show repair records instead.
? "It's worth more, we love this house." ? Sentiment isn't a comp. Permits, upgrades and receipts are.
? "Can you just match the last appraisal?" ? Every report reflects current conditions, not a prior number.

? Say this instead: "Here's our upgrade list, permits, and recent comps."

Our certified appraisers cover Southchase, Sky Lake, Williamsburg, Lake Buena Vista, Dover Shores, Lake Eola Heights, Goldenrod, Tangelo Park, Orlo Vista, Sand Lake, Lake Underhill, Heathrow, Chuluota, Wekiva Springs, Oakland, Montverde, Fern Park, Zellwood and everywhere between.

Book your appraisal this week and hand us your upgrade list, permits and receipts on day one — the sooner we visit, the sooner your file moves. Call Sunbelt Appraisals now.

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.

As a licensed real estate appraiser, I evaluate homes every day for lenders, buyers, sellers, and refinances. Many homeowners are surprised when their appraisal comes in lower than expected, but the truth is that certain issues consistently hurt property value. Below is a comprehensive bullet-list explanation of the most common factors that negatively impact a home appraisal.

Use this as a guide to understand how appraisers think, how lenders evaluate risk, and what the market actually rewards.

1. Deferred Maintenance & Visible Neglect

• Peeling paint, rotted wood, damaged siding, or deteriorated trim immediately signal poor upkeep.
• Missing shingles, roof leaks, or patchwork repairs reduce the home’s condition rating.
• Cracked windows, broken screens, or damaged exterior doors indicate long-term neglect.
• Stained ceilings or walls suggest unresolved water intrusion.
• Mold, mildew, or musty odors raise concerns about health and structural integrity.
• Sagging floors, uneven surfaces, or soft spots point to potential subfloor or foundation issues.
• Worn carpet, torn vinyl, or heavily scratched hardwood floors lower the interior condition rating.
• Loose railings, broken steps, or missing handrails create safety hazards that lenders may require repaired.
• Outdated or non-functional fixtures (lights, fans, faucets) reduce perceived quality.
• General clutter and excessive mess don’t directly reduce value but often correlate with hidden maintenance issues.

2. Outdated Major Systems & Mechanical Components

• Aging HVAC systems (furnace, AC, heat pump) increase the home’s effective age.
• Old electrical panels (especially fuse boxes or outdated breaker systems) raise lender concerns.
• Galvanized or polybutylene plumbing is considered high-risk and reduces market appeal.
• A roof near the end of its life expectancy results in downward adjustments.
• Original single-pane windows reduce energy efficiency and market competitiveness.
• Insufficient insulation or drafty conditions lower functional quality.
• Water heaters beyond typical lifespan (10–15 years) are noted as deferred replacement items.
• Non-functional appliances in kitchens or laundry areas reduce contributory value.
• Evidence of electrical shortcuts or DIY wiring raises safety concerns and can trigger lender conditions.

3. Dated or Poor-Quality Interior Finishes

• Original kitchens or bathrooms from decades past significantly reduce value.
• Laminate countertops in poor condition or outdated tile/grout reduce desirability.
• Old appliances (especially mismatched or non-energy-efficient models) hurt competitive appeal.
• Popcorn ceilings are often viewed as outdated and undesirable.
• Old, worn cabinetry with sagging doors or damaged hinges lowers perceived quality.
• Outdated light fixtures, brass hardware, or old plumbing fixtures signal an aging home.
• Heavily personalized paint colors reduce broad market appeal.
• Mismatched flooring types throughout the home disrupt flow and reduce value.
• DIY-quality renovations (uneven tile, poor trim work, sloppy paint) often hurt more than they help.

4. Poor Curb Appeal & Exterior Presentation

• Overgrown landscaping suggests ongoing neglect.
• Dead grass, weeds, or unmaintained flower beds reduce first impressions.
• Cracked driveways or walkways create safety concerns and reduce aesthetic appeal.
• Damaged fences or leaning gates signal deferred maintenance.
• Exterior clutter (tools, trash, broken furniture, non-running vehicles) negatively impacts perceived care.
• Dirty siding, mildew, or algae growth indicate lack of upkeep.
• Unmaintained porches, decks, or patios reduce usable outdoor living value.
• Poor exterior lighting affects safety and presentation.

5. Unpermitted Additions or Non-Compliant Improvements

• Garage conversions without permits often cannot be counted as living area (GLA).
• Finished basements without proper egress may not qualify as bedrooms or living space.
• Room additions lacking permits or final inspections create lender risk and reduce contributory value.
• Electrical or plumbing work done without permits raises safety and liability concerns.
• Enclosed patios or sunrooms may not be counted as living area if not built to code.
• Improperly vented bathrooms or kitchens can cause moisture damage and reduce value.
• Structural changes without engineering approval are major red flags.

6. Functional Obsolescence & Poor Layout

• Bedrooms accessed only through other bedrooms reduce functional utility.
• Small or outdated kitchens in otherwise large homes create imbalance.
• Lack of a primary suite in a market where it’s expected reduces competitiveness.
• Only one bathroom in a multi-bedroom home significantly reduces value.
• Odd room placements (e.g., laundry in the kitchen, bedroom next to garage) hurt appeal.
• Low ceilings in certain markets are considered outdated.
• Choppy or closed-off floor plans are less desirable in markets favoring open layouts.
• Oversized additions that don’t match the rest of the home create value inefficiency.
• Underbuilt homes (too small for the neighborhood) limit upward value potential.
• Overbuilt homes (too large or too upgraded for the area) may not appraise at cost.

7. Location-Based Value Limiters

• Proximity to busy roads or highways reduces desirability due to noise and safety concerns.
• Backing to commercial properties (stores, gas stations, warehouses) lowers value.
• Near train tracks or airports creates noise pollution.
• High-crime areas reduce market demand and appraisal value.
• Poor school district ratings negatively impact family-buyer segments.
• Nearby distressed properties (vacant homes, boarded windows, neglected yards) reduce neighborhood appeal.
• Proximity to industrial sites, landfills, or power lines creates environmental concerns.
• Lack of nearby amenities (parks, shopping, services) reduces convenience value.

8. Weak Comparable Sales (Comps) in the Area

• Recent low sales in the neighborhood pull down market-supported value.
• Foreclosures, short sales, or distressed sales influence the appraisal if they dominate the area.
• Lack of recent comparable sales forces the appraiser to use older or less similar comps.
• Rapidly declining market conditions reduce appraised value even if the home is well maintained.
• Overpricing relative to market norms cannot be supported by comps, resulting in a lower appraisal.
• Seasonal slowdowns (winter markets, off-peak seasons) can reduce sale prices and affect appraisals.

9. Safety Issues & Lender-Required Repairs

• Missing smoke detectors or CO detectors are automatic lender concerns.
• Exposed wiring is a safety hazard that must be corrected.
• Broken windows must be repaired for FHA/VA loans.
• Peeling paint on pre-1978 homes triggers lead-based paint concerns.
• Trip hazards (uneven floors, broken steps) may require correction.
• Active leaks must be repaired before closing.
• Structural instability (foundation cracks, sagging beams) significantly reduces value.
• Pest infestations (termites, rodents) raise structural and health concerns.

10. Environmental or External Obsolescence

• Flood zones increase insurance costs and reduce buyer demand.
• Nearby noise pollution (traffic, industrial equipment, nightlife) lowers desirability.
• Odor sources (farms, factories, waste facilities) reduce market appeal.
• Poor air quality or environmental hazards reduce value.
• Views of unattractive structures (billboards, cell towers) negatively impact perception.
• Lack of privacy due to neighboring windows, multi-story homes, or shared yards reduces appeal.

11. Market Conditions & Economic Factors

• Rising interest rates reduce buyer purchasing power, lowering sale prices.
• High inventory levels create buyer leverage and reduce values.
• Economic downturns reduce demand and appraisal outcomes.
• Local job losses or employer closures impact neighborhood stability.
• Inflation in construction costs may not translate to higher home values if the market won’t support them.

12. Presentation Issues During the Appraisal Visit

• Strong odors (pets, smoke, mildew) negatively affect perceived condition.
• Dark rooms with poor lighting make spaces feel smaller and older.
• Pets that interfere with the inspection can limit access to areas.
• Blocked access to attics, crawlspaces, or mechanical rooms delays or complicates the appraisal.
• Excessive clutter makes it difficult to assess condition and can create negative impressions.
• Unfinished projects (half-painted rooms, incomplete flooring) reduce value more than homeowners expect.

13. Lack of Documentation for Improvements

• No receipts for upgrades makes it difficult to verify quality or cost.
• Missing permits for major work reduces contributory value.
• Unverified contractor work raises concerns about workmanship.
• No records of roof age, HVAC replacement, or system upgrades forces the appraiser to assume older effective age.

14. Over-Personalization of the Home

• Highly customized rooms (themed bedrooms, bold murals, extreme color choices) reduce broad appeal.
• Converted spaces (garage gyms, hobby rooms, recording studios) may not align with typical buyer needs.
• Luxury upgrades that exceed neighborhood norms rarely return full value.
• Specialized built-ins (aquariums, bars, theater seating) appeal to niche buyers only.

Final Thoughts from a Licensed Appraiser

A home’s appraised value is shaped by condition, quality, functionality, location, and market data. The items above are the most common reasons appraisals come in lower than expected. The good news is that many of these issues are preventable or fixable before the appraisal appointment.

Thinking about selling or refinancing in Lake Nona?

Sunbelt Appraisals provides accurate, certified home appraisals tailored to the fast-moving Lake Nona market.

From Laureate Park to Eagle Creek, our team understands the unique features and values that define this community.

Get a precise valuation from local experts who know Lake Nona inside and out.

A home appraisal has two major parts:

1. The on-site property inspection
2. The market analysis and valuation report

Let’s break each one down.

 

?? 1. The on-site inspection

This is the part most homeowners think of as “the appraisal,” but it’s really just the first step.

What the appraiser looks at

• Overall condition
  They check the home’s age, wear, updates, and general upkeep.
• Interior features
  Bedrooms, bathrooms, square footage, flooring, windows, appliances, HVAC, etc.
• Exterior features
  Roof condition, siding, foundation, drainage, lot size, landscaping.
• Quality of construction
  Materials used, craftsmanship, and any renovations or additions.
• Health & safety items
  Handrails, smoke detectors, water heater straps, electrical panel issues, etc.
• Functional layout
  Does the floor plan make sense? Any awkward or outdated configurations?

What the appraiser does not do

• They don’t inspect like a home inspector.
• They don’t check behind walls, test every outlet, or look for code violations.
• They don’t tell you what repairs to make (unless it’s an FHA/VA loan, which has specific requirements).

How long it takes

• 20–45 minutes for a typical home
• Up to 90 minutes for large or complex properties

 

?? 2. The market analysis (done after they leave your home)

This is where the real valuation work happens.

The appraiser analyzes:

• Comparable sales (“comps”)
  Recently sold homes similar to yours in size, age, condition, and location.
• Active and pending listings
  To understand current market competition.
• Market trends
  Appreciation, inventory levels, and demand in your area.
• Adjustments
  They add or subtract value based on differences between your home and the comps
  (e.g., +$15k for a pool, –$10k for an outdated kitchen).

They also consider:

• Neighborhood characteristics
• School zones
• Proximity to amenities
• Zoning and land use
• Any external factors (busy roads, power lines, etc.)

 

?? 3. The final appraisal report

The appraiser compiles everything into a standardized report (often a Uniform Residential Appraisal Report, or URAR).

It includes:

• Photos of the home
• A sketch of the floor plan
• Comparable sales grid
• Market analysis
• Notes on condition and features
• The final opinion of value

This report is typically delivered to the lender or client within 2–7 days after the inspection.

 

?? The purpose of the appraisal

The goal is simple:
Determine the fair market value of the property at that moment in time.

It protects:

• Lenders from over-lending
• Buyers from over-paying
• Sellers by validating pricing
• Homeowners during refinances, divorces, estates, and other legal matters

 

If you want, I can also explain:

• What hurts a home appraisal
• What helps a home appraisal
• How to prepare your home before the appraiser arrives
• What’s different about FHA, VA, and conventional appraisals

Just tell me where you want to go next.

By a Residential Real Estate Appraiser’s Perspective

?? Market Snapshot

As of November 2025, Orlando continues to rank among the Top 10 fastest-growing housing markets in the U.S.. Realtor.com projected a 15.2% increase in home sales and a 12.1% rise in median home prices for the year. While the pace of appreciation has cooled compared to the frenzied pandemic-era boom, the market is healthier and more sustainable.

• Median Sale Price: Around $375,000–$380,000, slightly below the national median of $396,900.
• Inventory: Up significantly, with over 11,600 active listings in late 2024, a 41.5% year-over-year increase.
• Sales Volume: November 2024 saw a 9.6% dip in closed sales, reflecting seasonal cooling and higher mortgage rates.

?? Appraiser’s View on Market Dynamics

From an appraisal standpoint, Orlando’s market in November 2025 reflects stabilization after years of volatility:

• Price Trends: The modest dip from $380,000 in December 2024 to $375,000 in January 2025 suggests a correction rather than a downturn. This signals a move toward equilibrium, reducing risk of overvaluation.
• Buyer Leverage: Rising inventory and more frequent price reductions (nearly 20% of listings) give buyers negotiating power, especially in mid-tier neighborhoods.
• Seller Advantage: Despite higher supply, sellers benefit from steady demand fueled by job growth and population influx. Well-priced homes in desirable areas continue to attract multiple offers.

?? Rental Market Insights

The rental market has also stabilized:

• Average Rent: $1,800–$2,000/month for apartments; higher for single-family homes.
• Rental Yields: Attractive at 5–7%, particularly in neighborhoods near employment hubs and universities.
• Forecast: A 2–3% rent growth is expected in 2025 as demand keeps pace with new supply.

?? Key Drivers of Orlando’s Market

• Population Growth: Orlando remains a magnet for new residents, drawn by its expanding job market and lifestyle appeal.  Growth rate of 2.7%.  
• Tourism & Lifestyle: World-class entertainment and recreation continue to fuel relocation demand.
• Economic Strength: Job creation in tech, healthcare, and hospitality supports long-term housing demand.

?? Orlando Appraiser’s Takeaway

As a residential appraiser, I see November 2025 as a turning point toward balance. The market is neither overheated nor stagnant. Buyers benefit from increased inventory and negotiation opportunities, while sellers still enjoy appreciation and strong demand. For investors, Orlando remains compelling, with solid rental yields and steady growth prospects.

?? Why Orlando Appraisal Services Matter More Than Ever in 2025

Whether you're buying, selling, refinancing, or planning for the future, a professional property appraisal is one of the most important steps in protecting your investment. In a dynamic market like Central Florida, choosing the right Orlando appraisal company can make all the difference.

?? What Are Orlando Appraisal Services?

Orlando appraisal services provide unbiased, expert evaluations of property value. These reports are essential for real estate transactions, refinancing, estate planning, divorce settlements, and tax appeals. A certified appraiser considers location, condition, market trends, and comparable sales to deliver a USPAP-compliant report you can trust.

?? Orlando Commercial Appraisers: Supporting Business Growth

Commercial properties require specialized expertise. Orlando commercial appraisers assess everything from retail centers and office buildings to industrial sites and mixed-use developments. Their insights help investors, lenders, and business owners make informed decisions backed by accurate valuations.

?? Orlando Residential Appraisers: Protecting Homeowners

For homeowners, Orlando residential appraisers offer peace of mind. Whether you're selling your home, appealing your property taxes, or refinancing, a residential appraisal ensures you're working with real numbers—not guesswork. Local knowledge is key, and our team understands the nuances of Orlando’s diverse neighborhoods.

?? Orlando Land Appraisal: Valuing the Future

Vacant land, agricultural parcels, and development sites require a different approach. A professional Orlando land appraisal considers zoning, topography, access, and future use potential. Whether you're buying raw land or preparing for construction, an accurate valuation sets the foundation for success.

?? Orlando Appraisal for Refinance: Unlocking Equity

Refinancing your mortgage? A current appraisal is often required by lenders. Our Orlando appraisal for refinance services help homeowners access better rates, tap into equity, or restructure loans with confidence. Fast turnaround and lender-approved formats make the process smooth and stress-free.

?? Orlando Appraisal Estimate: Know Before You Act

Need a quick valuation before listing your home or making an offer? An Orlando appraisal estimate gives you a ballpark figure based on recent sales and market trends. It’s a smart first step for buyers, sellers, and investors looking to move quickly.

? Why Choose Sunbelt Appraisals?

As a trusted Orlando appraisal company, Sunbelt Appraisals combines deep local expertise with national standards. Our certified appraisers deliver accurate, timely reports tailored to your needs—whether residential, commercial, or land-based.

?? Ready to schedule your appraisal? Contact us today for fast, reliable service across Central Florida.

Fast, Reliable Appraisal Support—Now by Text!

Sunbelt Appraisals is proud to offer a convenient new way to connect: text us directly at (407) 374-3345 for quick answers, appointment scheduling, or status updates on your appraisal. Whether you're a homeowner, real estate agent, or lender, our certified appraisers are here to help—fast, friendly, and Orlando-local.

Serving Orlando and Central Florida, Sunbelt Appraisals specializes in residential appraisals, FHA appraisals, divorce appraisals, and more. With over 20 years of trusted experience, we combine precision with personal service.

Need an appraisal? Just text (407) 374-3345 and get started today

In today’s digital-first world, trust begins online—and often with a simple star rating. For Sunbelt Appraisals, a locally trusted provider of real estate appraisal services in Orlando, Google reviews aren’t just feedback—they’re a key ingredient in building client confidence and growing visibility across Orlando and Central Florida.

?? The Power of Public Feedback
Google reviews serve as a digital handshake. They offer prospective clients:
• Authenticity: Real feedback from homeowners, investors, and real estate professionals who’ve worked with Sunbelt.
• Credibility: High ratings strengthen brand reputation and instill trust before a conversation even starts.
• Transparency: A consistent stream of reviews reflects a company’s reliability, professionalism, and dedication.
Whether it's a fast turnaround for an FHA appraisal or clear communication throughout the valuation process, reviews show the impact of Sunbelt’s commitment in real-world terms.

?? Boosting Local Visibility
Google favors businesses with frequent and high-quality reviews. That means:
• Better rankings on Google Maps and local search results
• Increased exposure to homebuyers, sellers, and agents searching for “Orlando property appraisals”
• A competitive edge in a crowded market
For Sunbelt Appraisals, each positive review reinforces their standing as one of Orlando’s top-rated appraisal firms.

?? How Clients Can Help
If Sunbelt has helped you make informed property decisions, leaving a Google review is one of the most impactful ways to say thank you. Your words don’t just support the team—you help other Orlando homeowners find a reliable, experienced appraisal partner.

As one of the most populated counties in Florida, Orange County has a thriving real estate market. From the bustling downtown of Orlando to the serene suburbs, Orange County has a diverse range of neighborhoods that offer residents a high quality of life. If you're thinking of buying or selling a property in Orange County, it's essential to have a clear understanding of the local real estate market. That's where an Orlando based real estate appraisal company comes in.

Here at Sunbelt Appraisals, we provide accurate and reliable real estate appraisal services to homeowners, buyers, and sellers throughout Orange County. With our in-depth knowledge of the local market and access to the latest real estate data, we can help you make informed decisions about your property. In this blog post, we'll take a deep dive into the Orange County real estate market and highlight some of the most significant trends and factors to consider.

Home Values and Trends in Orange County

As of January 2023, the median home value in Orange County is $345,000, up 16.7% from the previous year. The average price per square foot is $204, up 13.8% from the previous year. These figures indicate that the Orange County real estate market is still going strong, with continued demand and competition among buyers.

One significant factor driving the market is the low inventory of homes for sale. According to the Orlando Regional Realtor Association, there were 4,430 homes for sale in Orange County in December 2022, down 44% from the same month in the previous year. This limited supply of homes has led to bidding wars among buyers, driving up prices and making the market highly competitive.

Despite the rising home prices, Orange County remains an attractive destination for homebuyers, thanks to its high quality of life, excellent schools, and vibrant economy. The county's proximity to world-class theme parks, natural attractions, and beaches also makes it a popular choice for tourists and retirees.

Real Estate Trends in Orange County's Suburbs

Orange County's suburbs offer residents a quieter, more relaxed lifestyle while still being close to the amenities of Orlando. Some of the most popular suburban areas in Orange County include Winter Park, Ocoee, and Winter Garden.

Winter Park is a charming community known for its beautiful homes, tree-lined streets, and picturesque lakes. The median home value in Winter Park is $629,000, up 17.8% from the previous year. The average price per square foot is $300, up 8.9% from the previous year.

Ocoee is another popular suburb, located just west of Orlando. The median home value in Ocoee is $320,000, up 18.5% from the previous year. The average price per square foot is $190, up 16.9% from the previous year.

Winter Garden is a rapidly growing suburb with a thriving downtown area and a range of new housing developments. The median home value in Winter Garden is $428,000, up 19.3% from the previous year. The average price per square foot is $194, up 15.8% from the previous year.

Population Growth in Orange County

Orange County's population has been steadily growing for decades, thanks to its strong economy and attractive quality of life. As of 2022, the county's population is estimated to be over 1.4 million, up from just over 1 million in 2000. This growth has led to increased demand for housing and a competitive real estate market.

According to the US Census Bureau, Orange County is one of the fastest-growing counties in Florida and the United States. From 2010 to 2020, the county's population grew by 19.2%, with much of the growth driven by migration

If you're in the market for a new home, you'll need to have an appraisal done on the property before you can secure a mortgage. An appraisal is an assessment of the value of a property, and it's essential to ensure that you're not overpaying for your home.

At Sunbelt Appraisals, we're an Orlando-based real estate appraisal company that specializes in providing accurate, timely, and comprehensive appraisals for residential and commercial properties. In this blog post, we'll discuss why it's important to have an appraisal done and how our team at Sunbelt Appraisals can help you.

Why Do You Need an Appraisal?

An appraisal is an essential part of the home-buying process. When you're looking to buy a home, your lender will require an appraisal to ensure that they're not lending you more money than the property is worth. An appraisal provides an unbiased assessment of the value of the property, which helps you and your lender make informed decisions about the purchase.

An appraisal can also be beneficial if you're looking to sell your home. It helps you determine the fair market value of your property, which can help you set a reasonable asking price. Additionally, if you're looking to refinance your mortgage, an appraisal can help you determine the equity in your home, which can impact your loan-to-value ratio and your ability to secure a lower interest rate.

Why Choose Sunbelt Appraisals?

At Sunbelt Appraisals, we're committed to providing our clients with accurate, comprehensive, and timely appraisals. We have a team of certified and licensed appraisers who have extensive knowledge and experience in the local real estate market. Our appraisers use state-of-the-art technology and techniques to ensure that our appraisals are in compliance with industry standards and regulations.

We offer a wide range of appraisal services, including single-family homes, multi-family dwellings, condominiums, and commercial properties. We also provide appraisal services for estate planning, divorce settlements, and mortgage lending. Our appraisers take pride in their attention to detail and their commitment to delivering high-quality appraisals in a timely manner.

We understand that buying or selling a home can be stressful, which is why we're committed to providing exceptional customer service. We believe that our clients deserve personalized attention, and we work closely with them to ensure that their appraisal needs are met. We're always available to answer questions and provide guidance throughout the appraisal process.

Orange County Landmarks and Tourist Attractions

Orange County, where Orlando is located, is home to many popular landmarks and tourist attractions. One of the most famous is Walt Disney World, a theme park that attracts millions of visitors each year. Other popular attractions include Universal Orlando Resort, SeaWorld Orlando, and the Kennedy Space Center.

If you're looking to explore the great outdoors, Orange County has plenty to offer. The Wekiwa Springs State Park is a popular destination for hiking, camping, and swimming. The Lake Apopka Wildlife Trail is another popular destination for nature lovers, with over 11 miles of trails for hiking and biking.

Population Growth in Orange County

Orange County has experienced significant population growth in recent years, thanks in part to its booming economy and attractive quality of life. According to the U.S. Census Bureau, the population of Orange County was 1.4 million in 2010 and has grown to over 1.4 million in 2020.

As the population of Orange County continues to grow, the demand for real estate appraisals will also increase. At Sunbelt Appraisals, we're committed to meeting the needs of our clients in the rapidly growing Central Florida region.

Unacceptable Appraisal Practices

The following are examples of unacceptable appraisal practices:

• development of or reporting an opinion of market value that is not supportable by market data or is misleading;
• development of a valuation conclusion based either partially or completely on the sex, race, color, religion, handicap, national origin, familial status, or other protected classes of either the prospective owners or occupants of the subject property or the present owners or occupants of the properties in the vicinity of the subject property;
• development of a valuation conclusion based on factors that local, state, or federal law designate as discriminatory, and thus, prohibited;
• misrepresentation of the physical characteristics of the subject property, improvements, or comparable sales;
• failure to comment on negative factors with respect to the subject neighborhood, the subject property, or proximity of the subject property to adverse influences;
• failure to adequately analyze and report any current contract of sale, option, offering, or listing of the subject property and the prior sales of the subject property and the comparable sales;
• selection and use of inappropriate comparable sales;
• failure to use comparable sales that are the most locationally and physically similar to the subject property;
• creation of comparable sales by combining vacant land sales with the contract purchase price of a home that has been built or will be built on the land;
• use of comparable sales in the valuation process when the appraiser has not personally inspected the exterior of the comparable property;
• use of adjustments to comparable sales that do not reflect market reaction to the differences between the subject property and the comparable sales;
• not supporting adjustments in the sales comparison approach;
• failure to make adjustments when they are clearly indicated;
• use of data, particularly comparable sales data, provided by parties that have a financial interest in the sale or in the financing of the subject property without the appraiser’s verification of the information from a disinterested source;
• development of an appraisal or reporting an appraisal in a manner or direction that favors the cause of either the client or any related party, the amount of the opinion of value, the attainment of a specific result, or the occurrence of a subsequent event in order to receive compensation or employment for performing the appraisal or in anticipation of receiving future assignments; or
• development of or reporting an appraisal in a manner that is inconsistent with the requirements of the USPAP in place as of the effective date of the appraisal.

 

Q16. What type of properties are to be analyzed for the data reported in the One-Unit Housing Trends portion of the Neighborhood section of the appraisal report form?

The data regarding trends to be reported in the One-Unit Housing Trends section must be reflective of those properties deemed to be competitive to the property being appraised. Additional commentary should be provided on the other segment(s) of the neighborhood.

Q17. Are the trends that are reported on the Market Conditions Addendum to the Appraisal Report (Form 1004MC) the same trends that are to be reported in the One-Unit Housing Trends section of the appraisal report (Form 1004)?

Yes. The conclusions regarding trends that are obtained from the Form 1004MC must be the same trends reported in the Neighborhood trends section of the Form 1004. The information reported on both forms must be consistent to provide the lender with a clear and accurate understanding of the market trends and conditions present in the subject neighborhood, based on properties that are considered competitive with the subject being appraised.

Q18. Are properties that are identified as having an over-improvement eligible for sale to Fannie Mae?

Yes. Improvements can represent an over-improvement for the neighborhood, but still be within the neighborhood price range. Lenders must review appraisals on properties with over-improvements that might not be acceptable to a typical purchaser to ensure that the appraiser has adequately commented on the over-improvement and that only their contributory value is reflected in the appraisal analysis.

Q21. Will Fannie Mae lend on a property where the utilities were not turned on at the time of the appraisal inspection?

Yes. Fannie Mae does not require that the utilities that serve the property be turned on at the time of the inspection. Fannie Mae requires that the utilities meet community standards.

Q25. Is there a required number of comparables that the appraiser must provide when appraising a one-unit property with an accessory unit?

Yes. If the accessory unit is legal, the appraiser is required to provide at least one comparable property with the same use to demonstrate the improvements are typical for the local market. If the accessory unit is illegal, the appraiser must provide three comparables with the same non-compliant zoning use to demonstrate the improvements are typical for the local market.

Q26. If the subject property features an unpermitted addition, can the square footage of the unpermitted addition be included in the total gross living area reported on the appraisal report?

If the appraiser has identified an addition(s) that does not have the required permit, the appraiser must comment on the quality and appearance of the work and assess the impact, if any, on the market value of the subject.

 

Sunbelt Appraisals is a leading appraisals firm with over 10 years of experience in Maitland and surrounding areas. As area experts we have the knowledge to give a fair objective appraisal of your home in Maitland. Maitland is one of the oldest incorporated suburban municipalities in Central Florida. The city of Maitland has a total of 21 lakes, the largest being Lake Maitland. Buyers, Sellers, Attorneys, Realtors, Accounts, or banks needing appraisal services in Maitland, call Sunbelt Appraisals now!

Sunbelt Appraisals is a leading appraisals firm with over 10 years of experience in Orange County and surrounding areas. As area experts we have the knowledge to give a fair objective appraisal of your home in Orange County. Orange County, the fifth most populous county in Florida, this county has 277,909 single residential partials, 52,791 residential condos, and 18,177 town-homes. Buyers, Sellers, Attorneys, Realtors, Accounts, or banks needing an Orange County property appraiser, call Sunbelt Appraisals now!

What to Look for in an Orlando Appraiser

When it comes to buying or selling a home in the Orlando area, one of the most important people involved in the process is the appraiser. The Orlando appraiser offers the experiences, knowledge and skills to properly evaluate the property and provide a good appraisal for its value. The conclusion of the appraiser sets the baseline for the value of the home from which an informed price can be set.

However, while appraisers are independent parties who have no vested interest in the home itself, they are still human beings that may make mistakes or errors in judgment which may translate into thousands of dollars being lost because of a faulty appraisal. In order to ensure that your appraisal process is the best possible, you will need the services of the best Orlando appraiser.

The Five Things to Look for in an Orlando Appraiser

Here are the five aspects you will need to see in the appraiser you choose in the transaction of buying or selling your home. While even the best appraisers can make mistakes, they are far less likely to occur if you get the right one.

Education & Training: The better the education and training, the better the appraiser will be. Look to see if they received their education at recommended places such as the Appraisal Institute (AI) which is arguably the most respected. Otherwise, places such as the American Society of Appraisers (ASA) or Independent Fee Appraisers are good substitutes.

Experience: Although the number of years of experience is not too important, it is a good indicator of just how reliable an Orlando appraiser should be. Since their reputation in terms of providing good services is a big part of why they are hired, an appraiser who has 10 years or more of experience with this as their primary form of employment is a good indicator that they must be doing something right.

Qualifications: Naturally, the proper appraiser must have all the appropriate licensing and qualifications necessary to hold the position. This is the minimum requirement for any Orlando appraiser and must be verified before viewing their other attributes.

Area Knowledge: While good appraisal skills carry over in all areas of the country, an appraiser that has worked in the Orlando area for some time will have advantages. They will know far more about the local real estate market, historic trends and the type of things to look for or pay more attention to when appraising a home.

References & Reviews: Virtually every appraiser has references they will have for you to demonstrate the quality of their services. While references are important, keep in mind that like any good business person they will only tell you about the ones who really enjoyed their work. If you can, find reviews of their services from customers and see if there is a pattern either good or bad that indicates the quality of their work.

Once you have looked over these five aspects of the Orlando appraiser, you should then check their fees and see which one offers the best services for the lowest price so that you can get the most for your investment.  

WASHINGTON (AP) – June 12, 2015 – Average long-term U.S. mortgage rates jumped this week to their highest levels this year, with the key 30-year rate topping 4 percent for the first time since late 2014.

Rates have been surging amid signs of improvement in the economy, which have pushed bond prices lower and bond yields higher. Mortgage rates often follow the yield on the 10-year Treasury note, which reached a high for the year of 2.49 percent Wednesday. That was up from 2.37 percent a week earlier.

The increase in mortgage rates has come during the height of the spring homebuying season.

Mortgage giant Freddie Mac said Thursday the average rate on a 30-year fixed-rate mortgage climbed to 4.04 percent this week from 3.87 percent a week earlier. It's the first time the benchmark average rate has exceeded 4 percent since last November, when it was 4.02 percent. The rate on 15-year fixed-rate mortgages increased to 3.25 percent from 3.08 percent.

A striking sign of improvement in the economy came last Friday, when the government reported that U.S. employers added 280,000 jobs in May. That was a surprisingly robust tally at a time when consumers are hesitant to spend and some key industries like energy and manufacturing have been struggling.

The report from the Labor Department showed that employers seem confident that the economy is regaining its footing after shrinking at the start of the year and that their customers' demand will accelerate. And the new data led many economists to predict that the Federal Reserve will raise interest rates as early as September because the economy might no longer need the stimulus of near-zero rates. The Fed has kept them at that level for more than six years.

Despite their recent surge, though, mortgage rates remain low by historic standards. A year ago, the average 30-year rate was 4.20 percent and the 15-year was 3.31 percent.

To calculate average mortgage rates, Freddie Mac surveys lenders across the country at the beginning of each week. The average doesn't include extra fees, known as points, which most borrowers must pay to get the lowest rates. One point equals 1 percent of the loan amount.

The average fee for a 30-year mortgage was unchanged from last week at 0.6 point. The fee for a 15-year loan rose to 0.6 point from 0.5 point.

The average rate on five-year adjustable-rate mortgages increased to 3.01 percent from 2.96 percent; the fee declined to 0.4 point from 0.5 point. The average rate on one-year ARMs fell to 2.53 percent from 2.59 percent; the fee remained at 0.2 point.

For information on the loans we provide here through Sunbelt Appraisals, visit our FHA Appraisals page.

Copyright © 2015 The Associated Press. All rights reserved. This material may not be published, broadcast, rewritten or redistributed.

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WASHINGTON (AP) – June 27, 2014 – Average U.S. rates on fixed mortgages declined this week, hovering near historically low levels.

Mortgage buyer Freddie Mac said Thursday that the average rate for a 30-year loan eased to 4.14 percent from 4.17 percent last week. The average for the 15-year mortgage fell to 3.22 percent from 3.30 percent.

Rising prices and higher interest rates beginning in mid-2013 have made homes less affordable for would-be buyers. At the same time, a limited supply of homes is available to buy. Sales of new homes are running about half the rate of a healthy housing market.

Home prices rose in April from a year ago at the slowest pace in 13 months, reflecting the recent drop-off in sales, according to the latest Standard & Poor's/Case-Shiller 20-city home price index released Tuesday.

Mortgage rates are about a quarter of a percentage point higher than they were at the same time last year. The increase in rates over the past year or so was driven in part by speculation that the Federal Reserve would reduce its bond purchases, which have helped keep long-term interest rates low. Indeed, the Fed has announced five declines in its monthly bond purchases since December because the economy appears to be steadily healing. But the Fed has no plans to raise its benchmark short-term rate from record lows.

After the central bank ended a two-day policy meeting last week, Fed Chair Janet Yellen sent the message that the economy still isn't healthy enough to grow at a consistently strong pace without the Fed's help. Yellen said that despite a steadily improving job market and signs of creeping inflation, the Fed sees no need to raise short-term interest rates from record lows anytime soon.

To calculate average mortgage rates, Freddie Mac surveys lenders across the country between Monday and Wednesday each week. The average doesn't include extra fees, known as points, which most borrowers must pay to get the lowest rates. One point equals 1 percent of the loan amount.

The average fee for a 30-year mortgage fell to 0.5 point from 0.6 point a week earlier. The fee for a 15-year loan was unchanged at 0.5 point.

The average rate on a one-year adjustable-rate loan slipped to 2.40 percent from 2.41 percent. The average fee remained at 0.4 point.

The average rate on a five-year adjustable mortgage fell to 2.98 percent from 3.00 percent. The fee declined to 0.3 point from 0.4 point.

Copyright 2014 The Associated Press.

Windermere is one of the beautiful towns of Orange County, in Florida, dating back to 1889. While a small town in by itself, it has grown in bits and bounds to accommodate latest technological advancements, without compromising on the small town feel that it has enjoyed over the years. This explains the reason why to date you will still find street name signs on white concrete posts and dirt roads leading to local neighborhoods.

The town is known to be home to many celebrities and sports personalities, top among them Tiger Woods, who live in the gated community, Isleworth, in the outskirts of Windermere. Whether it is the small town feel, the fact that celebrities and sports personalities have some local affiliations with the town, or the mere fact that Windermere is sandwiched between several lakes in the Lake Butler Chain, no doubt this is a place whose real estate market is growing at a very rapid rate.

A quick look at a Windermere Appraisal report will show you just how fast the region’s real estate market is growing, justifying the huge demand for real estate property for commercial and residential property. When looking to have an appraisal done on a property you wish to purchase in Windermere, or sell your existing one, no doubt a qualified and competent property appraiser should do the trick for you.

The best Windermere Appraisal report will be compiled by someone who has the qualifications and experience working in the neighborhood. This should be someone who understands the local lender requirements when it comes to appraisal reports. This is the only guarantee you will have of getting an accurate report, thus increasing your chances of getting approved for a loan.

The contents of your Windermere Appraisal report will include the estimated market value of the property, the purpose of the appraisal, the date and time of report compilation, and of course the signature of the professional who conducts the evaluation. The report must also include the address of the property, photographs and/or maps can also accompany the report to give it more weight.

Some of the reasons why you may need to have a Windermere Appraisal done include:-

· as part of a divorce agreement as one of the requirements for the division of assets

· for insurance reasons

· when donating property that is deemed tax deductible to charity

· when applying for a bank loan with the property as collateral

It is important to mention that each State in US has different appraisal requirements, no wonder licensing of property appraisers also varies from state to state. It therefore, goes without saying that if you are buying a property from Windermere; your Windermere Appraisal report should come from a state certified property appraiser.

In each Economic Update, the Research staff analyzes recently released economic indicators and addresses what these indicators mean for REALTORS® and their clients. Today’s update discusses the latest housing starts data.

• New home construction reached the 3rd highest level in the past 66 months. However, the latest annualized pace of 999,000 new units is insufficient to satisfy demand. Another 50 percent increase in housing starts is needed to help relieve the inventory shortage conditions.
• The latest figure is a decline from the prior month, which was the best in over 5 years. But activity is still higher from a year ago. Both single-family and multifamily housing starts softened in December. Perhaps the deep freeze in a good portion of the country could have impacted builders, postponing the digging of the earth. Housing permits, which are just paper approval and which should not have been impacted by the weather, also weakened a bit.
• It takes about 6 months to go from housing starts to housing completion and ready for sale for a single-family home. Big builders can do it quicker on spec homes. Owner-initiated construction takes more than twice as long to complete.
• The inventory of newly constructed homes is essentially at a 50-year low. Much more construction is needed. Publicly-listed companies like KB Homes and Toll Brothers can tap Wall Street funds to get busy. However, small local builders have historically been the principal supplier of new homes in America. These local homebuilders rely on construction loans, which are very hard to get. Many local lenders have indicated the burdensome regulation arising from Dodd-Frank financial market regulations have hindered their ability to lend. Hence, large companies are getting bigger at the expense of smaller guys getting shut out. A case of unintended consequence of a government policy?
• The insufficient new housing starts will mean a likely continuation of a housing shortage in 2014. Therefore, home prices and rents will rise in nearly all local markets in 2014.

 

Lawrence Yun, Chief Economist

Lawrence Yun is Chief Economist and Senior Vice President of Research at NAR. He directs research activity for the association and regularly provides commentary on real estate market trends for its 1 million REALTOR® members.

by Larry Disney

My first commandment for appraisers is: Know the truth and let the truth set you free. In this context, it means that you are in control of both the appraisal development and reporting. Therefore, let no person coerce, threaten or influence your objectivity, impartiality, or independence.

After that, and based on my 10 years’ experience as Executive Director of the Kentucky Real Estate Appraisers Board, I have seen that the most common appraisal mistakes occur because of a failure to report credible assignment results. Here are six common appraisal mistakes and ways to avoid them. Value opinions may differ but the question is always: Is the report credible and defendable, no matter the value?

Mistake 1 – Failure on the part of the appraiser to recognize that he or she is a professional; therefore, having sole responsibility for knowing and understanding the requirements for developing and reporting a credible opinion of value. This means developing a credible and accurate Scope of Work, including knowing how long a report will take to complete competently and what fee is required to take the proper time to do the job right.

Mistake 2 – Failure to perform assignments ethically and competently. Being ethical and competent require two different but necessary skill sets. An ethics violation is intentional. A violation of competency is usually not understanding or not knowing. Negligence and gross negligence typically happen due to a failure to thoroughly review the work. Review your work completely. Avoid boilerplate. That’s how mistakes happen.

Orlando Appraiser

Mistake 3 – Failure to complete meaningful education that will enhance knowledge and understanding of the appraisal process. The best method for ensuring professional success is to continually diversify your practice. The best way to do this is to broaden your experience by learning and growing on a continuing basis. This opens new doors of opportunity which allows more opportunity to pick and choose assignments. Choice is good. Try to set aside time each month for professional development that exceeds your mandated continuing education hours. This includes gaining insights into professional appraisal practices as well as business strategies and the latest technology issues.

Mistake 4 – Failure to associate with peers on a regular basis. Too many appraisers fail to grow and develop because they work in isolation. Consider affiliating with a professional organization. Attend meetings of the appraiser regulatory agency in your state. Sign up to receive information from the Appraisal Foundation- these folks control your profession. Remain up-to-date on the work of the Appraisal Standards Board, Appraiser Qualifications Board and the new Appraisal Practices Board. Make comments on proposed changes to the Uniform Standards of Professional Practice when that is permitted. Comments are read and considered. Visit the Appraisal Subcommittee website regularly to review the latest information (ASC.gov).

Mistake 5 – Failure to identify an appropriate scope of work for each appraisal assignment. How do you combat this? Identify relevant assignment characteristics; identify extraordinary assumptions and hypothetical conditions; disclose research and analyses performed and not performed; disclose significant real property appraisal assistance.

Another problem is failure to include a signed certification that includes the required information. Here are several examples of verbiage that can keep you out of trouble: I have performed no (or the specified) services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment.

Another is: I have (or have not) made a personal inspection of the property that is the subject of this report. (If more than one person signs this certification, the certification must clearly specify which individuals did and which individuals did not make a personal inspection of the appraised property.)

And another is: No one provided significant real property appraisal assistance to the person signing this certification. (If there are exceptions, the name of each individual providing significant real property appraisal assistance must be stated.) Assistance must be noted in the certification by name, and include a list within the body of the report of each step completed, if the person does not sign the report.

Mistake 6 – Failure to identify and understand applicable client conditions for each assignment. This problem is solved by knowing, understanding and following the various professional guidelines, such as: the Interagency Appraisal and Evaluation Guidelines; Fannie Mae Selling Guidelines and FHA Requirements. And in allocating value contributions: Real Property STD 1 & 2, Personal Property (FF&E) STD 7 & 8 and Business STD 9 & 10.

Orlando Appraisal

Story excerpted from a presentation at the Appraisal Summit 2012.

About the Author
Larry Disney began appraising in 1977. He has been an investigator with the Kentucky Appraisal Board since 1999 and the Executive Director since 2003. Mr. Disney can be reached at larry.disney@ky.gov.

We’re always listening: Send your story submission/idea to the Editor: dbrauner@orep.org.