A home appraiser looks at a property’s size, condition, age, layout, lot, location, and upgrades, then compares it to similar homes that recently sold nearby to estimate its market value. 3D Appraisals provides appraisals throughout San Antonio and the surrounding counties, and here’s what goes into each part of that process.
Knowing what an appraiser looks at helps you understand your final number, and it helps you prepare before the visit.
The Size of the Home
Square footage is one of the biggest drivers of value, so appraisers measure carefully. We measure the exterior of the home, including the garage and any outbuildings, to ANSI standards, and we compare the result to what’s on record. Finished living space counts toward the home’s size. Garages, unfinished areas, and some additions are treated differently, which is why measurements sometimes differ from county records or old listings.
Condition and Quality
Appraisers note the condition of the roof, flooring, kitchen, bathrooms, and visible systems, along with the quality of the finishes. A well-maintained home with updated materials is valued differently than a similar home with deferred maintenance. An appraiser is not a home inspector and doesn’t test systems the way an inspector does, but visible problems that affect value are noted in the report.
Age, Layout, and Features
The year built, the floor plan, and the number of bedrooms and bathrooms all matter. So do features like a garage, pool, porch, or fireplace. Layout counts too. A floor plan that flows well is generally worth more than one with awkward or unusable space.
Upgrades and Improvements
Kitchen and bath remodels, a newer roof or HVAC system, and additions can all add value. These aren’t always obvious during a walkthrough, so it helps to point them out. If you have receipts, permits, or approximate dates for the work, share them.
Lot and Location
The size and shape of the lot, the type of street, and nearby conditions such as busy roads or commercial properties all play a role. So do neighborhood factors like school districts, and the home’s proximity to shopping and employment. Two identical houses can be valued differently based on where they sit.
Comparable Sales
This is the heart of an appraisal. The appraiser finds recent sales of similar homes nearby, then adjusts for differences like square footage, condition, bedroom count, and lot size. The value comes from what comparable homes actually sold for, not from what neighbors are asking. That’s also why online estimates can miss the mark: they don’t account for your home’s actual condition or upgrades.
Market Conditions
An appraisal reflects the market as of a specific date. Appraisers consider whether prices are rising or falling, how quickly homes are selling, and how many are available. The same home can appraise differently in a different market.
What an Appraiser Doesn’t Focus On
Furniture, paint colors, and staging don’t change a home’s value. Condition does. An appraiser also isn’t judging how much you paid, what you need to net from a sale, or what a neighbor’s home sold for years ago.
How to Help the Appraisal Go Smoothly
- Make a list of upgrades with approximate dates, plus any permits
- Make sure every room, the garage, and attic access are reachable
- Point out improvements that aren’t obvious, like a newer roof or updated wiring
- Share floor plans or a survey if you have them
Frequently Asked Questions
Does a messy house lower my appraisal?
Not directly, since décor and furniture don’t change value. Condition does, and heavy clutter can make it harder to see the home’s true condition.
Does the appraiser inspect the roof and foundation?
An appraiser notes visible condition issues that affect value, but doesn’t perform a full inspection. If you’re buying, a separate home inspection is still a good idea.
Do appraisers use Zillow estimates?
No. Appraisers rely on closed sales, public records, and their own inspection of the property.
Do I need to be home for the appraisal?
It’s not required, but many owners like to be there to point out recent updates. The visit itself is usually under an hour.
How is an appraisal different from a home inspection?
An appraisal determines market value. An inspection evaluates the physical condition of the home’s systems. Many home purchases involve both.
If you’re buying or selling, our buying and selling appraisals page explains how the process works from both sides of the transaction. Not sure whether your situation calls for a full appraisal? Our overview of when you need an appraisal covers the most common reasons.
Serving San Antonio and Surrounding Counties
3D Appraisals provides home appraisals across Bexar, Wilson, Comal, Guadalupe, and Gonzales counties.
Contact 3D Appraisals today to schedule your appraisal or ask us a question.