Shayne Stone, "Your Rock Solid Choice Realtor" (Champion Real Estate Group)

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Rainmaker
1,386,718
Ryan Huggins - Thousand Oaks, CA
https://HugginsHomes.com - Thousand Oaks, CA
Residential Real Estate and Investment Properties

In my experience in selling homes in Ventura and Los Angeles Counties, CA the appraiser is given a copy of the contract by the bank/lender.  It's part of the appraisal order package.  They look at it not only for the purchase price, but for other contract items like concessions, included appliances, seller credits, amount down, etc.  All of that factors into the appraisal, in my experience.

 

Personally, I have zero issue with the appraiser knowing what the contract price is.  The vast majority I've worked with want to do their best and knowing the target helps them.  They still might not bring it in, especially in our rapidly appreciating markets these days.

Sep 07, 2021 07:06 PM
Rainmaker
453,252
Buzz Mackintosh
Mackintosh REALTORS - Frederick, MD
“Experience, reliable, leadership”

Banks provide the contract to appraisers, I never have. As a listing agent I normally meet the appraiser to let them in and fill them in on what kind of activity the property had and answer any questions.

Sep 07, 2021 06:24 PM
Ambassador
3,054,614
Kathleen Daniels, Probate & Trust Specialist
KD Realty - 408.972.1822 - San Jose, CA
Probate Real Estate

It is like an open book test ... and I know many people who easily fail them. 

 

Sep 07, 2021 04:33 PM
Rainmaker
1,228,559
Thomas J. Nelson, REALTOR ® e-Pro CRS RCS-D Vets
Big Block Realty 858.232.8722 - La Jolla, CA
& Host of Postcards From Success Podcast

Never given one a contract, never will unless my client asks me to; I can't control the buyer or selling agent though. I'm babysitting 70% of the selling agents with less than 14 years experience as it is. There's a 7 yr to 14 year tantrum factor I'm seeing the last 2 years. 🙄

Sep 07, 2021 06:04 PM
Rainmaker
4,936,521
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Earlier this year with offers coming in WAY over list -- it was very helpful for the appraiser to have the appraisal.   They knew the purchase price the buyer was willing to pay.   Also, agents were bringing all the other offers to support that is what the public was willing to pay for the property.

Sep 07, 2021 05:57 PM
Ambassador
3,477,232
Margaret Rome Baltimore 410-530-2400
HomeRome Realty 410-530-2400 - Pikesville, MD
Sell Your Home With Margaret Rome

Do we have a choice? We do not.

So the appraisal is the target the appraiser is trying to reach after seeing the contract!

Sep 07, 2021 05:47 PM
Rainmaker
894,225
Candice A. Donofrio
Next Wave RE Investments LLC Bullhead City AZ Commercial RE Broker - Fort Mohave, AZ
928-201-4BHC (4242) call/text

WELLLLL . . . 'Someone' bought the property for X dollars.

I think the appraiser should know that.

Market value is what one is willing to pay and one willing to take, right? 
(I know, except when it's not) . . . 

Sep 08, 2021 08:49 AM
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1,820,641
Alan May
Jameson Sotheby's International Realty - Evanston, IL
A moving experience!

I have always felt that providing the contract to the appraiser was cheating.  They should have to come up with the value the same way that we do... by looking at recent solds, contingents and actives.

But while we have to determine how much we could sell the property for... the appraiser's job is slightly different, they simply have to conclude if there's any support in the market for the price we've acheived.

Sep 08, 2021 07:26 AM
Rainmaker
910,246
John Juarez
The Medford Real Estate Team - Fremont, CA
ePRO, SRES, GRI, PMN

In most cases, the lender provide a copy of the contract to the appraiser. I have actually had an appraiser ask me for a copy on occasion. Yes, I do provide it. In purchase transaction, the appraiser's job is to determine whether the value of the collateral is in line with the contact amount. It is not to give an out-of-the blue valuation. Why do you think most appraisals come in at the contract price?

Sep 08, 2021 07:08 AM
Rainmaker
742,806
Carla Freund
Keller Williams Preferred Realty - Raleigh, NC
Carolina Life RealEstate & Relocation 919-602-8489

The lender provides the appraisal to the appraiser. If the market (buyers) determine the value of a home, wouldn't it make sense for the appraiser know what the market (buyer) is willing to pay? 

Sep 08, 2021 06:30 AM
Rainmaker
761,602
Brenda Mayette
Miranda Real Estate Group, Inc. - Glenville, NY
Getting results w/ knowledge & know-how!

It reinforces my cynicism of appraisals... 

Sep 08, 2021 04:46 AM
Rainer
154,316
Ken Jones, Commercial Real Estate
Kenneth J. Jones, Inc. - Toms River, NJ

Shayne Stone Having been a professional appraiser and professional appraiser educator for more than 4 decades I am and have always been strongly opposed to the concept of giving a copy of the sale contract to the appraiser making an appraisal for the mortgage lender.

There can be only one reason to inform the appraiser about the contract sale price, and that's to influence the outcome of the appraised value.

Sep 07, 2021 07:18 PM
Rainmaker
1,722,500
Lyn Sims
Schaumburg, IL
Schaumburg Real Estate Agent Retired

Lenders give them the contracts, rarely have I brought one to them. I think they should 'be on their own' & determine the price but that's not really how the world works. I bring comps & floorplans to them to make their job easy.

I do tell them 10 offers, etc to mention buyer appeal.

Sep 08, 2021 05:43 AM
Rainmaker
888,357
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

My role is to help the appraiser reach the goal most benefical to the person who hired me.
Comps, contract,tangible assets,  cost of improvements,  trends and stats all are benefical to aid the appraiser reaching the right outcome without breaking a sweat.
Is that not why people hire Full Service Realtors?

Sep 08, 2021 05:02 AM
Rainmaker
4,205,985
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

Since the lender orders the appraisal it is up to them and many provide a copy of the contract. Back in the day of the Savings and Loan's inhouse appraisers had a copy of the contract. Their role, hit the target. Some of the adjustments were comical. Not much has changed.

Sep 08, 2021 04:28 AM
Rainmaker
883,124
Peter Mohylsky. Broker -BRIX REALTY
Miramar Beach, Florida - Santa Rosa Beach, FL
BRIX REALTY -DESTIN

Not a fan but what is, can not be changed.  Not a level playing field.

Sep 07, 2021 05:38 PM
Rainer
325,872
J.R. Schloemer, CRS
Kentucky Select Properties - Louisville, KY

I see your point, but I do realize there can be much more in the sales contract than just the sales price, just like Ryan Huggins - Thousand Oaks, CA mentioned.

Additional lots, personal property, mineral rights, lack of mineral rights, water rights, closing costs. There are a slew of items that can influence the price and the comps an appraiser uses to value a property. 

Contract or no contract, an appraisal should be able to hold its own. Regardless of the contract price, the comps are going to be the basis of the appraiser's opinion of value.

Sep 08, 2021 11:26 PM
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Fred Griffin Florida Real Estate
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

The Lender provides the contract to the Appraiser.  They've been doing it forever.

Sep 08, 2021 08:51 AM
Rainmaker
6,603,283
Roy Kelley
Realty Group Referrals - Gaithersburg, MD

When I was a VA appraiser, I never received or requested a copy of the contract. However, that information could be very helpful in the current market.

Sep 08, 2021 03:42 AM
Ambassador
5,405,687
Bob Crane
Woodland Management Service / Woodland Real Estate, EXP - Stevens Point, WI
Forestland Experts! 715-204-9671

Its up to the bank what they want to provide to the appraiser.

Sep 08, 2021 12:48 AM
Rainmaker
644,838
Tony Lewis
Summit Real Estate Group - Valencia, CA
Summit Real Estate Santa Clarita & Aliso Viejo

I wouldn't give it them without legal advise.

Sep 11, 2021 08:56 PM
Rainmaker
129,638
sandy straley
Rindlesbach Homes - Salt Lake City, UT
Selling Homes for over 40 Years

no. . .I do not fee they need a copy of the contract. . . 

Sep 09, 2021 04:14 PM
Rainmaker
583,880
Hella M. Rothwell, Broker/Realtor®
Carmel by the Sea, CA
Rothwell Realty Inc. CA#01968433 Carmel-by-the-Sea

It can work both ways.  One of my buyers had an accepted offer way below the appraisal.  The seller was not happy with the listing agent!! LA tried to get me to give up part of my commission to make her seller happy! Yep, I can't believe that either. 

Sep 09, 2021 10:39 AM
Rainer
317,275
Caroline Gerardo
Sun West Mortgage Corporation - Newport Beach, CA
C. G. Barbeau the Loan Lady nmls 324982

To order an appraisal through an AMC or RAC (independent appraisal managment company like Nationwide or LVS they require the purchase contract on a purchase as sometimes buyers or sellers have personal property in the contract, which is excluded. I provide the plat map and prelim. I call the listing agent and ask them to meet the appraiser who has their phone and email and provide a paper sheet of the comps they believe are best choice. I also ask if there is a carbon monoxide and smoke detectors in the appropriate spots, how the water heater is strapped... and offer how to get that complete BEFORE appraiser arrives to avoid extra costs of reinspection and delays.  I'm allowed zero contact with the appraiser so it is listing agent's opportunity to shine and get them in fast.  Why do you think it is bad to provide the contract/RPM? The appraiser looks up how it is listed online.

Sep 09, 2021 08:07 AM
Rainmaker
2,641,192
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

Bartering is not out of the question and I  have learned that really want that contract too Shayne Stone 

Sep 09, 2021 05:46 AM
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Tammy Lankford,
Lane Realty Eatonton, GA Lake Sinclair, Milledgeville, 706-485-9668 - Eatonton, GA
Broker GA Lake Sinclair/Eatonton/Milledgeville

It's not a matter of my or your "thoughts".  The appraiser has to sign something saying he's reviewed the contract.  

And in the case of a loan the appraiser's job is NOT to assign value to a property, his job is to justify the collaterial to the lender.  The buyer pays as part of the loan process but the appraisal is for the lender, not the buyer, not the seller.

Sep 08, 2021 02:27 PM