By The MacDonald Team
Most buyers and sellers know an appraisal has to happen — fewer understand what actually occurs between the lender ordering one and the report landing in their inbox. On the Main Line, where properties range from century-old stone colonials to contemporary new builds, knowing what the appraiser is evaluating and why gives both parties a meaningful advantage in navigating the outcome.
Key Takeaways
- The appraisal process has three distinct phases — ordering and scheduling, the on-site visit, and the written report — each with its own timeline and implications for the transaction
- The on-site visit typically runs 30 minutes to two hours, depending on property size, with the appraiser documenting condition, systems, features, and measurements throughout
- Comparable sales — typically three to five recent transactions — form the backbone of the appraiser's value conclusion, adjusted for differences between each comparable and the subject property
- Sellers who prepare documentation of improvements and ensure full property access consistently produce better appraisal outcomes than those who don't
Phase One: Ordering and Scheduling
Once a purchase agreement is signed, the buyer's lender orders an appraisal through an appraisal management company — an intermediary that assigns an independent licensed appraiser to the property. This step typically happens within a few days of contract execution, and the scheduling process that follows determines the transaction timeline.
What Happens Before the Appraiser Arrives
- The appraisal management company assigns an appraiser based on geographic coverage and availability — neither the buyer's agent nor the seller's agent has input into who is selected
- Scheduling the on-site visit typically takes three to seven business days, depending on appraiser availability in the Main Line market — peak spring and fall seasons can extend this timeline
- Sellers should use the time between scheduling and the visit to prepare documentation of improvements, pull relevant permits, and address any visible deferred maintenance that could affect the condition rating
- Buyers should confirm with their lender that the appraisal has been ordered and track the scheduling timeline — delays here directly affect the financing contingency deadline in the purchase agreement
The time between order and visit is the seller's primary opportunity to influence the outcome — preparation done before the appraiser arrives is more effective than documentation submitted after.
Phase Two: The On-Site Visit
The on-site visit is what most people picture when they think about an appraisal — and it typically runs between 30 minutes and two hours depending on the property's size and complexity. The appraiser is gathering specific, documented information to support a defensible valuation.
What the Appraiser Evaluates During the Visit
- Gross living area — the appraiser measures every room and calculates total above-grade square footage independently, which may differ from the listing's stated square footage and directly affects the per-square-foot value calculation
- Condition and quality ratings across the home's major components — roof, foundation, HVAC, plumbing, electrical, windows, and finishes are all assessed and documented on a standardized scale
- Features that contribute to value — updated kitchens and bathrooms, additional bathrooms, finished basements, garages, decks, and lot characteristics are all noted and will be reflected in adjustments to comparable sales
- Exterior condition and site characteristics — lot size, topography, street appeal, and any visible structural concerns are documented through exterior photography and noted in the report
The appraiser photographs every room, the exterior, and the street frontage — the written report that follows includes this visual record alongside the narrative analysis.
Phase Three: The Report and Value Conclusion
After the on-site visit, the appraiser completes their comparable sales analysis and writes the formal report — typically delivered to the lender within five to ten business days of the visit.
How the Appraiser Arrives at a Value Conclusion
- The appraiser identifies three to five recent comparable sales in the surrounding market, typically within a mile or two, and sold within the past six to twelve months — on the Main Line's lower-volume corridors, these parameters sometimes need to expand
- Each comparable is adjusted up or down relative to the subject property based on differences in size, condition, features, and location — a comparable with one fewer bathroom receives an upward adjustment; one with a finished basement the subject lacks receives a downward one
- The adjusted values from all comparables are reconciled into a final value opinion — the number the lender uses to determine the maximum loan amount they'll approve
- If the appraised value comes in below the contract price, the lender will only finance up to the appraised value — creating a gap that the buyer and seller must resolve before closing can proceed
Understanding how the appraiser constructs their conclusion helps buyers and sellers anticipate where gaps are most likely to occur — and prepare responses before they're under deadline pressure.
FAQs: What Happens During a Home Appraisal
Should the seller be home during the appraisal?
Yes, when possible. A seller who is present can walk the appraiser through improvements, answer questions about the property's history, and provide a prepared improvement summary — all of which give the appraiser more complete information than they would gather independently.
How long does the full appraisal process take on the Main Line?
From lender order to report delivery, plan for two to three weeks in typical market conditions. The on-site visit itself runs 30 minutes to two hours. Peak market seasons and complex historic properties can extend the timeline.
What if the appraisal comes in below the contract price?
Buyers and sellers have four primary options: the buyer covers the gap in cash, the seller reduces the price, both parties split the difference, or the buyer submits a formal rebuttal of value with documented comparable support. None of these requires the transaction to fall apart — but all require a decision within the contingency period.
Navigate the Appraisal with The MacDonald Team
Understanding what happens during an appraisal is part of being a prepared buyer or seller on the Main Line — and having an experienced team alongside you makes every step clearer. We are The MacDonald Team, led by Stephanie, with 18 years of experience across the Main Line, Center City, and Southern New Jersey. Our clients are always our number one focus, and our commitment is to put your needs first and guide you confidently through every stage of the process.
Connect with The MacDonald Team today.
Connect with The MacDonald Team today.
