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Appraisal value if house was previously listed for sale.

My house was listed for sale but I took it off the market.
Will an appraisal take into account the price that I listed?
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August 14 2012 - Ann Arbor
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Profile picture for Kennedy72
How long should I wait after I took it off the market?
Thanks.
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August 14 2012
It could affect the value... it all depends on the appraiser.   They should only pay attention to other recent sales, pending sales, and properties around you that are currently on the market.   

However, if an appraiser sees that you were not able to get the price you were looking for on the attempted sale, they could incorporate this into the report.   For example...   I spoke to a lady who tried to sell her home for $440,000 in Colorado.   Nobody wrote an offer and there were minimal showings due to lack of interest.   She took her home off the market and tried to refinance. When I asked her for the estimated value, she said $440,000 because that is what her Realtor told her the house was worth.

She was shocked when the appraisal came in at only $410,000.  

Bottom line is that her house was not worth $440,000. If it was, a buyer would have offered to pay $440,000 for the house.   Since she could not get it sold for $440,000 after 90 days on the market, there is no way that an appraiser would say it was worth $440,000.
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August 14 2012
When your house was listed it may have been used as an active comparable by an appraiser. Appraisers are required to use at least 3 sold comps and one or two active and a pending comp if available.
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August 14 2012
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No, a listing price isn't taken into consideration with an appraisal.   Appraisers only use actual sales prices.
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August 14 2012
 
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