By Melissa Gissinger
Whether you're buying your first condo in Lakewood Ranch or listing your waterfront home on Siesta Key, the appraisal matters more than most people realize. I’ve helped Sarasota buyers and sellers navigate this step for years, and trust me, when you understand how home appraisals work, you’ll be more confident and better prepared. This isn’t just about value on paper—it’s about how that number affects everything from negotiations to your closing timeline.
Let’s break down what actually happens during an appraisal, and how we can work together to make it go smoothly.
Key Takeaways
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Sarasota appraisals rely heavily on recent sales in your specific neighborhood, not just square footage.
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Features like hurricane-impact windows, updated kitchens, and pool enclosures can tip the value higher.
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Appraisals directly impact financing and can create leverage (or pressure) in negotiations.
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Preparation, local insight, and accurate comps help avoid surprises.
What Does a Home Appraisal Actually Do?
The appraiser isn’t working for the buyer or seller; they’re hired by the lender to confirm that the purchase price reflects true market value. It’s how banks make sure they’re not financing more than a home is worth.
What They Focus On in Sarasota Properties
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Square footage and layout, especially in homes with additions or converted spaces.
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Quality and age of finishes; think cabinets, flooring, windows, and roof systems.
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Condition of major systems like HVAC, electrical, and plumbing.
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Outdoor features like pools, screened lanais, and Gulf access.
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Comparable sales nearby (same neighborhood, similar style, within 6 months if possible).
In Sarasota, the presence of a private pool or hurricane-rated glass can push value significantly, more so than in inland Florida.
What Happens If the Appraisal Comes in Low?
It doesn’t have to derail the deal, but it will shift the conversation.
Smart Steps After a Low Appraisal
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Renegotiate the purchase price with support from the appraisal.
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Offer to meet in the middle, especially if the gap is under $10,000.
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Rebut the report with better comps, ideally with recent upgrades or waterfront proximity.
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Consider switching lenders if the report is especially off-base.
In situations where an appraisal comes in low, providing recent comparable sales with similar features can often strengthen your case. With the right documentation and timing, it’s possible to request a value reconsideration and keep the deal intact.
How Sellers Can Prepare for Appraisal Day
Buyers don’t control the appraiser, but sellers can absolutely influence perception.
Steps That Help You Get Top Dollar
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Leave a printed list of recent upgrades with installation dates.
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Provide roof and HVAC documentation—age, warranty, and service history.
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Ensure the appraiser has easy access to outdoor areas like pool equipment, lanais, and attics.
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Clean up curb appeal; first impressions matter, even to appraisers.
In Siesta Key or The Landings, where buyers expect high-end finishes, highlighting recent investments can make a real difference.
Sarasota-Specific Features That Add Value
Not all upgrades carry equal weight across the U.S., but in our market, some features consistently stand out.
Key Influencers of Value
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Hurricane-impact windows and doors; they reduce insurance costs and add peace of mind.
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Resurfaced pools and upgraded screen enclosures.
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Proximity to beaches, boat ramps, and downtown Sarasota.
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Updated kitchens with quartz countertops and soft-close cabinetry.
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Elevation certificates and FEMA compliance for flood-prone areas.
If you’ve recently made any of these improvements, they need to be clearly documented and highlighted.
FAQs
How long does an appraisal take?
The physical visit usually takes around an hour. The full report is typically returned within 5–7 business days.
Can a buyer waive the appraisal?
Only cash buyers can waive it entirely. With financing, the lender always requires it.
How often do appraisals come in low?
In a rising market like Sarasota, it happens more than you think, especially when bidding wars drive contract prices above recent sales. That’s why I prep both sides in advance.
Contact Me Today
Appraisals can feel like a black box, but they don’t have to. Whether you're a buyer hoping to avoid delays or a seller aiming for top dollar, I’ll walk you through what to expect, how to prepare, and what to do if things don’t go as planned.
Reach out to me, Melissa Gissinger, and I’ll make sure you’re set up for a smooth, smart appraisal process that keeps your Sarasota move on track.
Reach out to me, Melissa Gissinger, and I’ll make sure you’re set up for a smooth, smart appraisal process that keeps your Sarasota move on track.
