How long does a home appraisal take?

Home Appraisal Timeline: How Long Does It Really Take

You've accepted an offer on your home, completed the inspection, and now your lender mentions the appraisal. This single step stands between you and closing, and the timeline matters more than you might think.

A home appraisal typically takes one to two weeks from start to finish, though the actual visit lasts just 30 minutes to a few hours. We'll walk through each phase of the process, what affects how long it takes, and how you can prepare to keep things moving smoothly.

How long does a house appraisal take from start to finish

A home appraisal typically takes one to two weeks from the moment your lender orders it to when you receive the final report. In some cases, the timeline stretches to three weeks, depending on how busy appraisers are in your area and how complex your property is.

The process breaks into three parts: scheduling the visit, the actual inspection, and getting the report back. First, the appraiser contacts you within 48 hours to set up a time to visit. Then, they spend 30 minutes to a few hours at your home, measuring rooms and taking photos. After that, they compile everything into a report, which usually arrives within two to seven days.

Scheduling your home appraisal

Your lender orders the appraisal through an appraisal management company, which assigns a licensed appraiser to your property. This appraiser is a third party — they don't work for you or your lender, which keeps the valuation unbiased.

Once assigned, the appraiser typically reaches out within one to two days to schedule a visit. During spring and summer, when more people buy homes, you might wait a bit longer because appraisers get booked up quickly.

The appraisal visit

The time an appraiser spends at your home depends on what you're selling. A standard single-family home takes 30 minutes to an hour. Larger homes or properties with unique features can take one to two hours.

During the visit, the appraiser measures each room, photographs the interior and exterior, and notes the condition of major systems like your HVAC, plumbing, and roof. They also look at things like flooring, countertops, and any recent upgrades. If you're the buyer, you typically won't be there — the seller or their agent usually provides access.

Receiving your appraisal report

After leaving your home, the appraiser gets to work on the report. This part takes two to seven days, though it can stretch longer if your property is unusual or if there aren't many similar homes nearby to compare it to.

The appraiser researches recently sold homes in your neighborhood — called "comparables" or "comps" — and adjusts your home's value based on differences. They compile everything into a standardized document called a Uniform Residential Appraisal Report, which your lender reviews before sharing it with you.

When is the appraisal done in the home buying process

The appraisal happens after your offer is accepted and after the home inspection is complete. Your lender orders it once you've negotiated any repairs and decided to move forward with buying the home.

This timing makes sense when you think about it. The lender wants to confirm the home is worth what you're paying before approving your loan. They won't lend more than the property is worth, so the appraisal protects both you and them from overpaying.

The appraisal typically occurs during the underwriting phase, when your lender is reviewing all the details of your loan application. It's one of the final steps before you get full loan approval and head toward closing.

How long does an appraiser stay at your house

Most appraisers spend 30 to 60 minutes at a standard property. Larger homes or those with custom features can take 90 minutes to two hours.

The appraiser works methodically through your home. They measure square footage, count bedrooms and bathrooms, photograph each room, and check the condition of your roof, foundation, and major systems. Outside, they examine the lot, landscaping, garage, and any other structures on the property.

You don't have to be present for the appraisal. In fact, if you're buying the home, you won't attend — the seller or their agent handles access and answers questions about recent improvements.

How long do appraisal reports take to complete

After the appraiser finishes their visit, they spend two to seven days preparing the final report. This work involves more than just writing up what they saw at your home.

The appraiser researches recently sold homes in your area that are similar in size, age, condition, and location. They pull data from the Multiple Listing Service and public records to find homes that sold within the past three to six months. Then they adjust the value up or down based on how your home compares — things like an updated kitchen, extra square footage, or a larger lot all factor into the final number.

This analysis takes time because accuracy matters. The appraisal determines how much money the lender will approve for your loan, so the appraiser works carefully to get it right.

What happens during home appraising

A home appraisal is a professional assessment of what your property is worth in today's market. A state-licensed appraiser conducts this evaluation, and unlike a home inspection that looks for problems, an appraisal focuses purely on value.

Exterior property evaluation

The appraiser starts outside, examining your home's curb appeal and structural condition. They note the quality of your roof, foundation, and siding, and they measure the lot size. Features like landscaping, driveways, fencing, and outdoor structures all get documented because they contribute to your property's overall value.

Interior home assessment

Inside, the appraiser counts rooms, measures square footage, and evaluates the floor plan. They pay attention to flooring materials, the condition of kitchens and bathrooms, natural light, and storage space. Upgrades like granite countertops or hardwood floors get noted, but they're not looking for every small flaw — they're assessing how your home compares to others in the area.

Comparable sales research

The most important work happens after the appraiser leaves. They search for similar properties that recently sold in your neighborhood and use those sales to determine what buyers are actually paying for homes like yours. This research forms the foundation of the final valuation.

Factors that speed up or delay your home appraisal

Several things affect how quickly your appraisal moves from start to finish. Some you can influence, while others depend on your local market.

Property type and complexity

Standard single-family homes in established neighborhoods appraise fastest because the appraiser can easily find similar homes that recently sold. Custom homes, rural properties, or homes with unique features take longer because finding good comparables gets harder. Properties with extra income-generating spaces like accessory dwelling units also require more analysis.

Appraiser workload and availability

The number of appraisers working in your area directly impacts your timeline, especially since 80% of appraisers are over 50 and approaching retirement. Some markets don't have enough appraisers, especially during peak buying season from March through August. If your appraiser is juggling multiple assignments, your report might take a few extra days.

Market activity levels

Hot real estate markets mean more people buying homes, which means more appraisals to complete. You might wait longer to get the visit scheduled, though the actual inspection and report timeline usually stays consistent. Winter months often bring faster turnaround because fewer people are buying.

Document preparation

Having information ready when the appraiser arrives can speed things up. A list of recent improvements, permits for renovations, and details about upgrades help the appraiser work more efficiently. When sellers provide this documentation upfront, appraisers spend less time researching on their own.

How to prepare for a smooth appraisal process

You can't control the appraiser's schedule, but you can make sure your home is ready for the visit.

Make every area accessible. The appraiser needs to see attics, basements, crawl spaces, and all rooms, so clear pathways and unlock doors. Clean your home thoroughly and declutter to make spaces look larger and well-maintained.

Complete minor repairs before the visit: Fix leaky faucets and running toilets Replace burnt-out light bulbs Touch up chipped paint on walls and trim Repair squeaky doors or loose handrails

Gather documentation about improvements. Create a list of upgrades with dates and costs, collect permits for major work, and note when you replaced big items like your roof or HVAC system. This information helps the appraiser see the full picture of your home's value.

Boost your curb appeal with simple touches. Mow the lawn, trim bushes, add fresh mulch to flower beds, and pressure wash walkways if they look dirty. The appraiser's first impression starts before they walk through the front door.

What happens after the home appraisal

Once the report arrives, the appraised value determines what happens next. The number will either match your purchase price, come in higher, or fall short.

When the appraisal matches your price

This is the outcome everyone hopes for. The appraised value equals or closely aligns with what you agreed to pay, so your lender approves the loan amount and you move toward closing. No renegotiation needed.

When the appraisal comes in low

A low appraisal creates a gap between the home's assessed value and your offer, which happens in approximately 8% of home appraisals. Your lender will only approve a loan based on the appraised amount, not the price you agreed to pay.

You have several options at this point. You can ask the seller to lower the price to match the appraisal. You can pay the difference in cash if you have the funds. You can split the gap with the seller. Or, if your contract includes an appraisal contingency, you can walk away from the deal without losing your earnest money deposit.

When the appraisal exceeds expectations

If the appraisal comes in higher than your purchase price, you're getting a good deal. You gain instant equity before making your first mortgage payment, and the seller can't demand more money based on the higher valuation. You proceed with your original agreement.

Home inspection vs. appraisal timeline comparison

Home inspections and appraisals serve different purposes and follow different schedules, though buyers often mix them up.

The inspection happens first, which allows you to find problems and negotiate fixes before the lender assesses value. This sequence protects you from discovering major issues after you're already committed to the purchase price.

Simplify your sale timeline with Opendoor's cash offer

Traditional home sales involve waiting for appraisals, worrying about value gaps, and wondering if your buyer's financing will come through. Cash offers eliminate all of that uncertainty.

When you sell to Opendoor, there's no appraisal contingency that can derail your sale. You get a straightforward cash offer based on current market data, and you choose your closing date — next week or two months from now, whatever works for you. No waiting for appraisers to fit you into their schedule, no anxiety about whether the value will match expectations, and no risk of deals falling through.

Get a free, no-obligation cash offer and move forward on your timeline.

Frequently asked questions about appraisal timelines

Can you rush a home appraisal?

Some appraisers offer rush services for an extra fee, usually $50 to $150 more than the standard cost of $314 to $423. However, rushing can sometimes mean less thorough work, so most lenders prefer the standard timeline. If you're facing a tight closing deadline, tell your lender early so they can prioritize ordering the appraisal quickly.

Do appraisals take longer during peak home buying season?

Yes, spring and summer bring more demand for appraisal services, which can add a few days to the scheduling time. During busy months, you might wait three to five days for the visit instead of the usual one to two days. The appraisal itself and the report preparation typically stay on the same timeline regardless of season.

What should you do if your appraisal is delayed?

Stay in touch with your lender to find out why the delay is happening and when you can realistically expect the report. Make sure the appraiser has clear instructions for accessing your property and your contact information. If the delay threatens your closing date, your real estate agent can help negotiate an extension with the seller.

How long do home appraisals last?

Appraisals remain valid for 90 to 120 days for mortgage purposes, though specific loan programs have their own rules. If your closing gets pushed past the appraisal's expiration date, your lender might require a new appraisal or a simple update. In fast-changing markets, lenders sometimes ask for fresh appraisals even within the standard window to make sure values haven't shifted.

Do cash buyers need home appraisals?

Cash buyers don't have to get appraisals because no lender needs to verify the property's value. That said, many cash buyers still order appraisals for their own protection, to confirm they're not overpaying. If you're buying with cash, you control the timeline completely — you can skip the appraisal to close faster or request one for peace of mind without worrying about financing deadlines.