As the housing market shifts in real time, sellers are beginning to feel the pressure. Nationwide inventory has climbed above one million active listings, and nearly one in five homes on the market has undergone at least one price reduction. In many cases, those reductions are steep—sometimes shaving 5% to 10% off the original list price before the property finally goes under contract, if it sells at all.
What’s driving this trend? Often, it comes down to one avoidable mistake: starting too high without data to support the price.
In this environment, a pre‑listing appraisal isn’t just helpful—it’s a strategic asset that can make the difference between a fast, full-price sale and an expired listing.
Let’s face it—today’s buyers are more informed, interest rates remain a critical factor, and listing saturation means more competition. If your home is priced even slightly out of sync with the market, you risk losing traction quickly.
A professional pre‑listing appraisal cuts through uncertainty. It’s not based on algorithms or surface-level comps—it’s a hands-on, boots-on-the-ground valuation from a state-certified appraiser who knows the local market. The result is a supportable opinion of market value rooted in current data, not outdated neighborhood assumptions or emotional pricing.
When a home is priced correctly from day one, it captures the attention of serious buyers and can often lead to stronger offers and fewer days on market. On the flip side, properties that linger for months often need deep price cuts just to get attention—sometimes 8% or more.
An expired listing doesn’t just mean lost time—it often means lost equity. Once a home sits unsold, it can develop a reputation among buyers and agents alike. Even if you later relist at a better price, the question lingers: Why didn’t it sell the first time?
A pre‑listing appraisal helps avoid this cycle altogether. By presenting your property with a credible, third-party supported value up front, you’re setting the tone for a serious and market-aware listing. It positions you and your agent as informed, prepared, and proactive—key signals that today’s buyers respect.
One of the most powerful benefits of a pre‑listing appraisal is the leverage it provides during negotiations. When a buyer comes in with a lower-than-expected offer, you’re not just defending the list price—you’re presenting a professionally developed valuation to support it.
That level of transparency builds trust and can discourage lowball tactics. It also helps ease concerns with lenders and underwriters, particularly if you share the report or reference its findings when contract negotiations begin. In some cases, having an appraisal up front can help reduce the likelihood of late-stage valuation issues that lead to re‑negotiation or, worse, failed transactions.
At Kenney Appraisal Services, we take it a step further. Our Pre‑Listing Consolidated Appraisal Report is designed specifically for sellers and listing agents looking to hit the market with full confidence.
Here’s what’s included:
GLA measurement in accordance with the GSE’s ANSI standard – ensuring square footage is accurately reported and in compliance with lender guidelines.
Identification of physical, functional, or external obsolescence – highlighting anything that could impact marketability or lender approval.
Review of marketability and collateral issues – including FHA/VA compliance, deferred maintenance, or zoning irregularities that could delay closing.
This goes far beyond what a typical CMA or automated valuation tool can provide. It’s a full-spectrum look at how your home will be perceived—not just by buyers, but also by underwriters and lending institutions.
We proudly offer our Pre‑Listing Consolidated Appraisal Report at a competitive base rate of $250—subject to property complexity and travel considerations. It’s an affordable investment that can ultimately save you thousands by preventing pricing missteps and reducing time on market.
As a Certified Residential Appraiser with two decades of experience throughout Hampton Roads and Coastal Virginia, I bring hyper-local insight and national compliance expertise to every assignment. Whether you're listing a townhome, waterfront estate, or transitional property, this report gives you the tools to list wisely—and sell successfully.
In a market where pricing mistakes are becoming costly and buyers are doing more homework than ever, a pre‑listing appraisal is one of the smartest moves you can make.
It provides a factual foundation for pricing.
It eliminates surprises and improves negotiating leverage.
It highlights compliance and condition concerns that could stall a deal.
It helps you enter the market strong—and stay there.
If you're preparing to list your property, let’s start with clarity, accuracy, and a competitive edge. Kenney Appraisal Services is here to help you unlock the full value of your home—before you ever hit the market.
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R. Ben Kenney
Certified Residential Appraiser
Kenney Appraisal Services
“Real insights. Real value.”