Home Seller Services
If you are going to sell your home you would be wise to invest in a professional appraisal. Professional appraisals do not cost money, they pay in the long run! Unless a homeowner studies the Greater Orlando Florida real estate values on a day to day basis, like a property appraiser at Rhodes Appraisal Service LLC does, it's difficult for them to get a handle on real estate values. We are not talking about how much you have invested in your home, how much you paid for it, or how much you want for it. We are talking about the true market value of your home.
Many times, Rhodes Appraisal Service, LLC clients are surprised when they find out that the market value of their home is much more than they thought. Investing in a professional property appraisal actually allowed these people to receive several thousand more dollars than they thought they would when their home was sold. Others have an inflated opinion of their home's value and an appraisal helped them to realistically price their home in order for it to sell.
The Greater Orlando home market has seen many fluctuations in value in recent years. Real estate sales agents can provide prospective home sellers with their opinion of the likely sale price by completing a Comparative Market Analysis (CMA). The reliability of a CMA depends greatly upon the experience and knowledge of the agent performing it. According to the Orlando Realtors Association, each year approximately 1/3 of their members leave the profession and are replaced by brand new sales agents. According to these estimates, there is a revolving door of sales agents entering the profession believing that they can make the "big bucks" selling Florida real estate. Very quickly these new recruits learn that while it may be very easy to become a licensed real estate sales agent, it takes years of hard work, dedication and specialized training to be successful in such a highly competitive field.
A successful sales agent with several years of experience concentrating on a specific neighborhood area can perform a reliable CMA. At Rhodes Appraisal Service LLC, we deal with many such real estate sales agents who are extremely knowledgeable and provide homesellers with thoroughly researched, accurate data to make well informed marketing decisions. Even so, a CMA is still only a ''ball park figure'' - it carries no weight with financial mortgage institutions and has no legal validity in the real world. And most sales agents will agree that CMAs work best in "cookie-cutter subdivisions" with lots of recent sales. The best sales agents will employ an appraiser to assist them when evaluating a property outside of their scope of knowledge and experience.
Since most buyers will need a mortgage to complete the purchase of your home, ultimately an appraisal will have to be performed by a licensed property appraiser. At Rhodes Appraisal Service LLC, we believe that it is better to know upfront what the lender will consider as the true market value of your home, than to have your deal "blow up" right before the closing date. Unlike a CMA, an appraisal delivers a defensible and carefully documented opinion of value. The appraisal relies on verified information gathered on specific, closed comparable sales. In addition, the appraisal looks at other factors like condition, upgrades, extra amenities, location, favorable views and quality of construction.
But the biggest difference is the person creating the report. A CMA is created by a sales agent who may or may not have a true grasp of the market or valuation concepts. The appraisal is created by a licensed, state certified professional who has made a career out of valuing properties. Further, the appraiser is an independent voice, with no vested interest in the value of a home, unlike the sales agent, whose income is tied to the value of the home.
As we stated earlier, the vast majority of real estate sales agents are knowledgeable, reputable professionals who provide a truly valuable service to both the seller and the buyer. Unfortunately. there are a few sales agents that will list a property at a low price in order to get a quick sale. Some sales agents even act as "bird dogs", looking for bargain priced properties on behalf of their investor clients. Other times, they may agree on an inflated price with an unrealistic seller in order to get the listing now, with the intention of convincing the seller to reduce the price later.
An overpriced home will not attract potential buyers, which means no offers and no closing - just a lot of wasted valuable time, money, and efforts. The neighborhood grapevine will usually brand these homes as "overpriced" and many times the traffic from prospective buyers dwindles to nothing even after the price has been reduced. All too often these homes end up selling below their true market value due to the stigma attached to them by unrealistic starting prices. Even if the seller is lucky enough to get the true value for their home, the extended marketing time results in additional payments and expenses that could have been avoided by utilizing a professional property appraiser's opinion of value when setting the asking price.
Unlike a sales agent, an appraiser has no vested interest in what amount your house sells for. Our fee is based strictly on our efforts, not a percentage of the sales price or an investor's finders fee. A professional property appraisal from Rhodes Appraisal Service can help homeowners in Central Florida make the best decisions on investing in their homes and setting a fair sales price.
In addition, an appraisal will help you by pointing out needed repairs and visible deficiencies in the property which will allow you to correct these items before placing it on the market. It is very hard to be objective about your own home because of your emotional attachment to it. A professional property appraiser from Rhodes Appraisal Service will be objective. We will tell you what you need to know, not just what you want to hear.
For-Sale-By-Owner (FSBO)
Homes that are listed for sale by the owner, without the assistance of a real estate agent, are known as FSBOs (pronounced FIZZ-BO). Selling your home "on your own" will require a significant amount of "homework" if you're going to do it right.
It's very hard to be objective about your own home because of your emotional attachment to it. One piece of advice that is consistently given by the experts in selling your home FSBO . . . .
Do NOT "Overprice" Your Home!
In addition to helping you set a realistic selling price so your home will attract buyers, a professional appraisal is 
very valuable as a negotiating tool once you have a potential buyer. It gives you something concrete to show your buyer. It's an independent third party's opinion of your home's value, and not just you saying how much it is worth. Potential buyers know you have an emotional attachment to your home and consequently buyers are always afraid that they are paying too much for a house. Buyers will be far more likely to give credibility to a professional property appraiser's value opinion of value than yours. A current property appraisal will reduce the natural anxiety for both buyer and seller in contract negotiations.
Consultation Services for Buyers & Sellers
Maybe you feel like you don't need an "appraisal" but you'd still like some help gathering local property and sales data. Our reports help you to make an informed decision. We understand the complexities of buying or selling a home and know what you are going through and will do our best to make it easier for you by giving you a high quality, professional appraisal that you can depend on!
Buyers - Search the Mid-Florida Realtor's Multiple Listings For Available Properties
As an added service, we now offer you access to the Mid-Florida Realtor's MLS to search for available properties in the greater Orlando market. This information is updated daily and is available 24 hours a day and 7 days a week.
When you order a report from Rhodes Appraisal Service, you can expect. . . .
Prompt response to your initial inquiry: We will give you personalized information for your particular appraisal need. Just tell us your situation and we will make suggestions. Quick turnaround time: Typically one week or less from the date the request is received. If you've chosen to receive a copy of your appraisal or consulting report via the Internet (EDI), you'll receive it within MINUTES of its completion.
- Appraisal and consulting reports formats to suit YOUR needs: When it comes to appraisal and consulting, "One size does NOT fit all!" We offer a variety of report types and delivery methods. Express mail too slow? We can deliver your report attached to a standard email, or notify you of an Internet site to download your report, the MINUTE it's completed!
- Quick response to follow-up questions: Our reports are clearly written, understandable, and meet or exceed the Uniform Standards of Professional Practice that governs the appraisal practice. If you have any questions regarding your appraisal, after you've read the report, we encourage you to email or call us!
