When you’re selling your home, waiting for the appraisal can feel like watching paint dry. You’ve accepted an offer, the inspection went well, and now everything hinges on that magic number from the appraiser. But exactly how long will you be biting your nails?
Let’s walk through the real timeline of a home appraisal and discover what you can do to keep things moving—or skip the process altogether.
The Home Appraisal Timeline: What to Expect
Unlike what you might hear from some quick Google searches, appraisals rarely happen overnight. Here’s what the process actually looks like:
1. Scheduling the Appraisal (3-7 Days)
The moment a buyer’s lender orders an appraisal, the clock starts ticking. However, that doesn’t mean an appraiser will show up at your door the next day. In reality:
- Most appraisers are juggling multiple properties
- Busy seasons (spring and summer) lead to backlogs
- Unique properties may require specialized appraisers
In Indianapolis, scheduling an appraisal typically takes anywhere from 3 to 7 days, but it can be longer in high-demand periods.
2. The Home Visit (30 Minutes – 3 Hours)
On appraisal day, the appraiser spends:
- 30-60 minutes for an average home
- 1-3 hours for larger or complex properties
They’ll measure rooms, inspect major systems, assess the property’s condition, and take photos to document everything.
3. Report Creation (3-5 Business Days)
After the visit, the appraiser conducts in-depth research, including:
- Reviewing recent comparable sales (“comps”)
- Analyzing market trends in your area
- Adjusting values based on your home’s unique features
This detailed process usually takes 3-5 business days, though complex properties may take longer.
4. Lender Review (1-3 Days)
Once the appraisal report is complete, the lender’s underwriting team reviews it to ensure everything meets their requirements. This final step can take an additional 1-3 days.
Total Timeline: 7-14 Days
From scheduling to lender review, a home appraisal typically takes one to two weeks. However, market conditions and property complexity can extend this timeline.
Factors That Can Delay Your Appraisal
Several factors can impact how long your appraisal takes:
1. Local Market Conditions
If you’re selling in a hot market like Indianapolis in the summer, expect delays. High demand for appraisers means longer wait times.
2. Property Complexity
Homes with unique designs, large acreage, or custom features require more research, extending the appraisal process.
3. Lender Requirements
Some lenders—especially for FHA or VA loans—require more in-depth appraisals, adding time to the process.
4. Appraiser Shortages
There’s a nationwide shortage of licensed appraisers, and Indianapolis is no exception. During peak seasons, delays are common.
How to Speed Up Your Home Appraisal
While you can’t eliminate the waiting period entirely, here’s how you can help:
- Prepare your property – Ensure clear access to all rooms and systems.
- Create a “brag sheet” – Document recent upgrades, with dates and costs.
- Fix small issues – Repair leaks, broken fixtures, and cosmetic defects.
- Be flexible with scheduling – The sooner you can accommodate the appraiser, the better.
- Provide neighborhood details – Highlight nearby parks, schools, and amenities.
What Happens If the Appraisal Comes in Low?
A low appraisal can derail your sale, but you still have options:
- Request a reconsideration – Provide additional comparable sales.
- Negotiate a new price – The buyer may ask for a reduction.
- Ask the buyer to cover the gap – They can pay the difference in cash.
- Walk away – If no agreement is reached, the deal may fall through.
Want to Skip the Appraisal? Sell Your House for Cash
If you’re thinking, “I don’t have time for this,” you’re not alone. Many Indianapolis homeowners choose to sell directly to a cash buyer like KK Buys Indy Homes to eliminate the appraisal process entirely.
Selling to a cash home buyer means:
- Closing in as little as 7 days
- No appraisals, inspections, or financing delays
- Selling as-is, with no repairs or cleaning needed
- Avoiding staging, showings, and open houses
Learn more about how a cash sale works here.
Preparing for a Successful Appraisal
If an appraisal is necessary, follow these tips to maximize your home’s value:
- Declutter and clean – A well-maintained home appears more valuable.
- Complete small repairs – Fix dripping faucets, broken door handles, and other minor issues.
- Enhance curb appeal – A fresh coat of paint or new landscaping can make a big difference.
- Secure pets – Keep pets out of the way to allow the appraiser to move freely.
- Provide helpful information – List any recent upgrades, renovations, or improvements.
Understanding Appraisal Gaps in a Hot Market
In competitive markets, homes sometimes sell for more than their appraised value, creating an appraisal gap.
- With traditional buyers, you may need to renegotiate or reduce the price.
- With cash buyers like KK Buys Indy Homes, appraisal gaps don’t matter because their offers aren’t contingent on financing.
Frequently Asked Questions About Home Appraisals
How accurate are home appraisals?
Appraisals are typically within 5% of market value, but fast-changing markets can create discrepancies.
Can I be present during the appraisal?
Yes, though it’s often better to have your real estate agent present to highlight important features.
Do appraisers check inside closets?
Yes, they assess storage space and may check cabinets for plumbing and electrical systems.
What negatively affects a home appraisal?
Structural issues, outdated systems, poor maintenance, and external factors like busy roads or declining neighborhoods.
How long is an appraisal valid?
Most lenders consider appraisals valid for up to 6 months, though rapidly changing markets may require a more recent valuation.
Can you sell for more than the appraised value?
Yes, but the buyer will need to cover the difference in cash if they’re using a mortgage.
Do appraisers know the selling price?
Yes, appraisers typically see the contract price, which can influence their final assessment.
The Bottom Line: Know Your Timeline, Explore Your Options
The home appraisal process usually takes 7-14 days, but various factors can extend this timeline. If you’re in a rush, preparing in advance can help—or you can skip the waiting game altogether.
Selling to a trusted local buyer like KK Buys Indy Homes allows you to bypass appraisals, financing delays, and repairs. If you’re ready for a hassle-free sale, get your fair cash offer today.