Call Mike at 941-315-2727 to talk about your home and your timeline.

What Is a Pre-Listing Appraisal?

A pre-listing appraisal is a full, USPAP-compliant appraisal that you order yourself, before listing, to understand what your property is worth in today's market. Unlike online estimates or a comparative market analysis, it is prepared by a licensed appraiser who inspects your home, analyzes comparable sales, adjusts for differences, and explains the reasoning in writing.

I don't list or sell properties I appraise.

It is not a substitute for the buyer's lender appraisal, which the lender will order separately. But it gives you a well-supported view of value going in, so you are not surprised later.

Who Benefits

• Homeowners who want an unbiased number before choosing a list price or interviewing agents
• For-sale-by-owner sellers who want an independent view of value before setting a price
• Heirs and trustees selling inherited property who want a current value. Heirs usually also need a date-of-death value for tax basis; see our date-of-death and estate appraisals.
• Owners of unique properties, such as waterfront, large-acreage, or highly customized homes, where comparable sales are harder to interpret
• Real estate agents whose clients want independent pricing support
• Owners of small commercial or investment property, who benefit from Mike's Certified General license and MBA-level analysis

Why It Can Pay Off

Smarter pricing. A defensible starting point helps you and your agent set a price based on evidence rather than hope.

Fewer appraisal surprises. If your buyer is financing, the lender's appraisal can make or break the deal. Knowing how an appraiser is likely to view your home helps you anticipate issues before you are under contract.

Informed decisions. A written report explains how the value was reached, so you can respond to offers with a clear understanding of the market.

Better prep decisions. Understanding which features buyers in your market pay for can inform whether repairs or updates are worth doing before you list.

Local Knowledge Across Southwest Florida

With more homes for sale across Southwest Florida than a few years ago, pricing matters more. Sellers of sailboat-access canal homes in Englewood and Port Charlotte, condos near downtown Sarasota with rising dues, and homes in Venice, Osprey, or Nokomis with new flood-zone disclosures each face buyers who compare carefully. We serve sellers across Sarasota, Manatee, and Charlotte counties.

Mike Petrone is a Florida Certified General Real Estate Appraiser with an MBA and over 30 years of valuation experience across 10,000+ assignments. Our reports combine on-the-ground inspection with advanced data tools; all analysis and conclusions are Mike's.

How to Prepare

• Make a list of improvements and their approximate dates (roof, HVAC, windows, kitchen, baths, pool)
• Note any features buyers can't easily see, such as hurricane protection, generator, or seawall work
• Have HOA information, surveys, and permits handy
• Make every area of the home accessible for inspection

Turnaround

Timing depends on the property type, its complexity, and inspection scheduling. Your delivery date is typically quoted at engagement. If you have a target listing date, tell us when you call so we can confirm the timing works before you engage. We respond to all inquiries within 1 business day.

Pre-Listing Appraisal FAQ

Is a pre-listing appraisal the same as an agent's CMA?

No. A CMA is a pricing opinion prepared by a real estate agent. An appraisal is an independent opinion of value prepared by a licensed appraiser under USPAP, with an inspection and documented analysis.

Will the buyer's lender use my appraisal?

Generally no. Lenders order their own appraisals. Your report helps you set expectations and prepare.

Can I share the report with buyers or my agent?

You can share it with your agent or advisors, but only the intended users named in the report may rely on it. Buyers are not intended users and should not rely on it; they and their lender will get their own appraisal. We set the intended users at engagement.

What if the appraisal comes in lower than I hoped?

It is far better to learn that before listing than after a contract falls apart. The report explains why, so you can make informed decisions.

Do you appraise condos and waterfront homes?

Yes, along with single-family homes, villas, land, and small commercial and investment properties.

How far ahead of listing should I order it?

Close enough to your listing date that the market data is still current. We can talk through timing on the phone.

Price It Right From Day One

Start your sale with an independent, well-supported value.