A pre-listing appraisal is just what it sounds like: an appraisal that happens before you list a house on the market.
Most sellers don’t get or need a pre-listing appraisal. In most cases, a free comparative market analysis (CMA) from a local real estate agent is all you need to price your home accurately and sell it for top dollar. Experienced realtors are usually spot-on with their comparative market analysis and suggested listing price.
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By contrast, pre-listing appraisals are more helpful if your home has unusual features or is hard to price for other reasons.
Pre-listing appraisal vs. comparative market analysis
A pre-listing appraisal is a paid home valuation conducted by a licensed home appraiser. It’s different than the CMA that real estate agents prepare.
Real estate agents often use the same recent comparable home sales data (or “comps”) that an appraiser would to calculate your home's fair market value. Top agents are experienced in pricing homes and apply much of the same logic that an appraiser uses to value a house.
For example, agents will adjust comparable home sales to account for size differences, amenities, and market conditions, making it easier to compare the home value with yours.
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How much do pre-listing appraisals cost?
A pre-listing appraisal cost is generally between $314 and $423, whereas a comparative market analysis is usually free[1].Your exact appraisal cost depends on your location, home size, and the appraiser you choose.
Types of appraisals
There are a few types of pre-listing appraisals, but the ones most applicable to sellers are:
- Desktop appraisal: This appraisal is done remotely and is based on photos, public records, and MLS data. It’s cheaper and less detailed than a full appraisal.
- Full appraisal: This is a comprehensive appraisal where an appraiser visits your home in person and thoroughly inspects it from top to bottom, inside and out. Then they compare your home to recent home sales in your area. It’s much more accurate than a desktop appraisal, but also more expensive.
Pre-listing appraisal pros and cons
Before hiring an appraiser to list your home, consider these pros and cons.
| ✅ Pros | ❌ Cons |
| Gets you a specific home value | Costs around $400 |
| Helps you set reasonable expectations | Takes time (sometimes several weeks) |
| Prevents lowball offers | Won’t affect buyer’s appraisal |
| Gives buyers more confidence Neutral third-party valuation | Not always necessary |
What are the pros of a pre-listing appraisal?
✅ Provides a specific home value: Appraisals give you a clear, specific home value—even if your home is located in a slow market, a rural area, or comes with land or unusual features that would make a CMA less accurate. Regardless of your situation, you’ll know the value of your home with a pre-listing appraisal.
✅ Helps you set reasonable expectations: A pre-listing appraisal can also help you set realistic expectations as a home seller. Whether you’re selling your own home or working with a real estate agent, you’ll have a good idea of how much to list your home for―and what kind of offers you should expect.
✅ Prevents lowball offers: A pre-listing appraisal may help weed out lowball offers. After all, you can share the appraisal value with those buyers.
✅Gives buyers more confidence: Buyers may feel more confident about moving forward with your home at its listed price if they can see a pre-listing appraisal. They won’t have to worry about the house getting appraised for far less than their offer price.
✅Provides a neutral third-party valuation: If you think your home is worth more than an agent’s suggested listing price, getting a pre-listing appraisal is an easy way to settle the dispute.
What are the cons of a pre-listing appraisal?
So, why doesn’t every seller get a pre-sale appraisal?
❌ Costs money (around $400): When you already have to budget for closing costs and real estate agent commission, a pre-listing appraisal can feel like an unnecessary expense, especially because a free CMA can likely give you a good idea of your home’s value.
❌ Takes time (sometimes several weeks): If you’re in a hurry to sell, you may not want to wait for an appraisal before you list. You have to schedule with an appraiser, have your appraisal appointment, and then wait for your appraisal report. The process may take a couple weeks or more.
❌ Won’t affect buyer’s appraisal: Lastly, a pre-listing appraisal won’t stop a home buyer from getting their own appraisal. (In fact, lenders insist on one.) A pre-listing appraisal might make buyers less likely to ask for an appraisal contingency in the contract. However, you should still expect to navigate the entire appraisal process again once you’re under contract.
❌ Not always necessary: Top-producing real estate agents likely have sold hundreds if not thousands of homes in their careers. They are experienced in conducting CMAs to present you with an accurate valuation of your home that accounts for location, market demand, and more
Should I get a pre-listing appraisal?
You probably don’t need a pre-listing appraisal, and if you do, your real estate agent will likely suggest it for your home. CMAs are accurate enough for most sellers to rely on for pricing their house, plus they're usually free. Use them for homes:
- In suburban or urban areas where there are similar homes to draw pricing data from.
- With recent comparable sales nearby that can help give your home an accurate market value.
- With no unusual features that make it significantly different from other homes in the area, such as custom architecture.
Professional appraisals are only necessary in a few unique situations. To see if you need one, ask yourself:
- Is my home in a rural area? Rural areas may have few home sales to compare your house to.
- Is my property unique? Homes with unique properties or features, such as historic homes, waterfront properties, or unusual outbuildings (livestock housing or airplane hangars, for example), may require more specialized valuation methods.
- Do I disagree with my real estate agent? An appraisal can provide a clear answer about a home's value when the seller and agent aren’t on the same page.
- Are you selling For Sale By Owner (FSBO)? In these cases, there’s no agent to prepare a CMA.
If you’re still unsure, ask your agent for guidance. They can help you figure out if a pre-listing appraisal is a smart investment or a waste of time and money.
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Next steps: Ready to sell your house?
Not sure what your home is worth? Start with a free CMA. If you don’t have an agent yet, you can find a top local agent through Clever. You can always order a pre-listing appraisal if you need a second opinion.
Once you know your home’s value, use a home sale proceeds calculator to find out which closing costs you should expect to pay.
FAQ about pre-listing appraisals
Should a house be appraised before selling?
You generally don’t need a pre-listing appraisal unless your home is hard to price or you’re selling without an agent.
What does pre-listing mean?
Pre-listing refers to any activity that happens before you formally list your house on the multiple listing service (MLS).
Why are appraisals done before listing?
Appraisals are usually only done if your agent can’t easily estimate your home’s value or if you need a second opinion. In most other instances, homeowners only need (and use) a comparative market analysis (CMA).