Baltimore City · Baltimore County · Maryland
Pre-Listing Appraisals in Baltimore City and Baltimore County
A pre-listing appraisal is a market value appraisal ordered by a homeowner before listing the property for sale, used to set a list price based on an independent analysis of comparable sales and current market conditions. LendPort Appraisals, Inc. prepares pre-listing appraisals for residential property in Baltimore City, Baltimore County, and surrounding Maryland counties.
Assignment Facts
- Intended use
- To assist the owner in setting a list price and planning the sale.
- Intended users
- The homeowner (client) and, if named, the owner's listing agent.
- Value reported
- Market value as-is; subject-to-completion values for planned improvements are available on request.
- Effective date
- Date of inspection.
- Not for
- Mortgage lending. A buyer's lender orders its own appraisal.
- Typical turnaround
- 5 business days typical, measured from engagement, receipt of required documents, and property access. Not guaranteed; the delivery date is confirmed in writing before engagement.
- Geographic coverage
- Primary: Baltimore City and Baltimore County, Maryland. Also: Anne Arundel, Howard, Harford, Carroll, Cecil, Frederick, Montgomery, and Prince George's Counties. Outside these areas, call before ordering to confirm geographic competency.
- Appraiser
- Boris Maslow, Maryland Certified Residential Real Estate Appraiser, License #300 27565; FHA Roster Appraiser.
- USPAP
- Developed and communicated in compliance with the current edition of USPAP.
Prefer to Talk?
Call, text, or email. Inquiries are answered within one business day.
What Is Required
- Interior and exterior access for inspection
- List of updates and their completion dates
- Known defects or deferred maintenance
- HOA or condominium information, if applicable
- Description of any planned repairs or improvements to be considered
A pre-listing appraisal does not replace the appraisal a buyer's lender will order.
Subject-to values for planned improvements are hypothetical conditions and are labeled as such in the report.
Frequently Asked Questions
How is a pre-listing appraisal different from a comparative market analysis (CMA)?
A CMA is prepared by a real estate agent to suggest pricing. An appraisal is prepared by a state-certified appraiser who has no interest in the sale, under USPAP, with a signed certification and documented support for each adjustment.
Can the appraisal show whether planned updates would change the sales price?
The appraisal can include a value subject to completion of specific planned improvements, reported under a hypothetical condition. Comparing the as-is and subject-to opinions shows how the market has priced similar features in comparable sales. It does not guarantee any increase in sales price.
Can a buyer's lender use my pre-listing appraisal?
No. Lenders order their own appraisals under appraiser independence requirements. A pre-listing appraisal is prepared for the homeowner's use.
How long does a pre-listing appraisal take?
5 business days typical, measured from engagement, receipt of required documents, and property access. Not guaranteed; the delivery date is confirmed in writing before engagement.
USPAP Compliance
Reports are developed and communicated in compliance with the current edition of the Uniform Standards of Professional Appraisal Practice (USPAP). The appraiser has no present or prospective interest in the subject property and no personal interest or bias with respect to the parties involved. Compensation is not contingent on the development or reporting of a predetermined value, a direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event. Each report states its intended use and intended users and is not intended for any other use or user.