NICEVILLE, Fla. - s4story -- If you are thinking about selling a home, the appraisal your buyer's lender orders is changing. On Nov. 2, 2026, a redesigned appraisal report begins for many mortgage loans. It is longer and asks for more detail about the house. Uber Realty LLC broker Jim Whatley wrote this so sellers in Niceville, Shalimar and Fort Walton Beach know what to expect.

The facts. Starting Nov. 2, 2026, appraisals on Fannie Mae and Freddie Mac loans for one-to-four unit homes use a redesigned report (UAD 3.6 and the new URAR). According to Florida Realtors, it can run 45 to 50 pages or more, compared with about six or seven for the traditional report. Some lenders can keep the older format through May 19, 2027, so sellers may see either one.

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How appraisers estimate value. Price per square foot does not set a home's value. The Appraisal Institute and HUD describe three approaches: sales comparison, cost and income. For most home purchases with a mortgage, lenders rely on sales comparison. The appraiser starts with what nearby homes sold for and adjusts for differences like location, condition, a newer roof or a bigger garage.

Where a broker can help. An appraiser may not know about the permitted new roof or the finished garage room. "That is the extra information a seller's broker can provide," says Whatley. Fannie Mae's guide requires appraisers to verify data from a party with an interest in the sale, and the appraiser alone decides the value.

Whatley has worked with an appraiser to learn how an appraisal is done. When he sells a home, he prepares a comparative market analysis for the appraiser showing how the home was priced and the market conditions behind the contract price.

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"An appraisal isn't a guess, and it isn't price per square foot. It's location, condition, and how your home compares to similar homes that sold. I hand the appraiser the facts, like what was updated and what the market was doing when you went under contract. The appraiser decides the value. My job is to make sure nothing gets missed."

What sellers can do. Have permits, repair records with dates, roof and window ages, and accurate square footage ready before the appraiser arrives. No source says values will rise or fall.

About Uber Realty LLC: Jim Whatley helps you sell your home. He walks you through how it works and shows you how to keep more of what your home sells for. Serving Niceville, Shalimar and Fort Walton Beach.

Contact: Jim Whatley, Uber Realty LLC, 850.499.2940, jim@uberrealty.com
Website: https://www.uberrealty.com