My New Blog

As we enter into the season when more homeowners are placing their homes on the market, I thought I would share a prior post from Mary Thompson with Lanier Appraisal Service, whose Company name and online presence we acquired in 2025 to expand our coverage in the North Georgia Area. 

This post was one of the most read and commented upon posts by Realtors in her Local Appraiser newsletter.

"Appraisers review FMLS/MLS listings every day including all photos, commentary, etc. What you do and say in those listings not only helps your Seller get the highest possible price, but it can also mean higher Appraised Values and fewer calls from Appraisers! 
 
First rule of Thumb: Pretend you are selling YOUR own Home. Some of the best listings I see are from Owner/Agents. Do your Sellers a great service and give them the same attention to detail as you would your own home. The more Appraiser's have with regard to the Property details the better chance for positive results in the Appraisal.
 
1. PHOTOS: Clear, sharp, high resolution photos: Include as many photos as the Listing will accept. Inside photos should include at least; Living/Family Room, Kitchen, Master Bedroom, All Baths, Dining Room, Basement Rooms and All Special upgrades and features of the home Inside and Out. Front of home, Rear of home, Front Yard, Rear Yard. You do not need a professional photographer but when someone goes to CLICK on your photos in FMLS/MLS they need to be large enough to see the details. 
 
* If you are dealing with Lakefront, Golf Course, Mountain View Homes, PLEASE include a view shot from the REAR of home from the Deck or Patio. This is very important for the Appraiser and the Buyers to get a feel for what their views are FROM THE HOME. For Lake Homes always include views of the lake from the boat dock, the boat dock itself, the views straight out from the dock, to the Right and to the left of the dock and toward the home so you can see things like Rip Rap shoreline, stairs and how close the home is from the dock as well as the path to the dock.
 
* Please UPDATE your photos for the Current Season. Nothing screams this home has been on the market a long time than a Winter Photo in the Summer. (Not an issue for past few years but may become one with longer days on the market)
 
2. Description of the property under PUBLIC comments, include all major renovations & approximate year. If you have total costs of all renovations include those as well.
 
*Sample: Renovations include: New HVAC: 2012; New Roof: 2015: New Appliances: 2010; New Floor coverings: 2011. Owner put over $50,000 in total renovation in past 6 years". Include anything that is not obvious in the photos and any special amenities. Then refer them to commentary under each photo.
 
Since you are limited in your Public Remarks section use that section below EACH photo for more information; i.e.; Under your Kitchen photos if you have upgraded appliances say something like this: "Wolf Stove, Dacor Dishwasher, Sub-Zero Refrigerator"  The more details the better both for the Buyer and the Appraiser so that they can give credit where credit is due to upgrades in the kitchen or the home in general.
 
This kind of commentary is good for every room in the house that includes any kind of special features that may not be obvious in the photos themselves. Leave NOTHING to chance. You have the room to spotlight the home, use every bit of it for the best result.
 
3. List all amenities carefully & accurately in the Listing in FMLS/MLS as the Appraisers use this information in their reports not only for the Subject but for the Comparable Sales.
 
4. SQUARE FOOTAGE/SOURCE: Please do NOT state "Appraisal" in this field unless you have an actual Appraisal on hand. If  you get this from Courthouse Records State "Tax record or Courthouse Records" if that is an option. You do not want another Appraiser using "The Appraisal" number against your Listing especially if it included space in the basement as it could negatively impact value for your listing. Most MLS listings now include separate fields for basement square footage as well as finished basement space, please include those numbers in your listings. 
 
If you want to show the TOTAL finished square footage in your listings for superior selling potential, use Public remarks to state something like below:
 
" 3,450 total square feet all levels; 1,550 S.F. in the basement of which 1,000 S.F. is finished".  IF YOU RUN OUT OF ROOM UNDER COMMENTS, PUT THIS UNDER YOUR BASEMENT PHOTOS IN THE LISTING.
 
 5. Comments to Avoid in your Listing:
 

When you obtain a loan, the lender may send a PDC (property data collector) to your home. DO NOT assume this person is an Appraiser. Ask for their license and if they are not a licensed Appraiser, who must follow strict guidelines, laws and are vetted via a background check, require your lender to send an Appraiser to your property. PDC's do not have these same requirements or background checks.

YOU HAVE THE RIGHT TO REQUEST THAT A FULL APPRAISAL BE COMPLETED ON YOUR HOME BY A LICENSED OR CERTIFIED APPRAISER, OTHERWISE YOUR INVESTMENT COULD BE AT RISK. 

Property data collectors and hybrid appraisals are emerging trends in the real estate appraisal process, but they can create challenges when it comes to accurately valuing a property. Property data collectors are individuals or companies that gather basic property data, such as photos, measurements, and other relevant information, without conducting a full appraisal. These collectors often rely on technology, such as smartphones and specialized software, to quickly gather details. While this can speed up the process, it can also lead to incomplete or inaccurate data, which may result in a misrepresented property value. The lack of in-person inspections or deeper assessments can overlook unique factors that significantly influence a property's worth.

Hybrid appraisals, on the other hand, combine traditional appraisals with remote data collection. Typically, an appraiser will rely on a property data collector to gather initial data and then conduct a virtual or desk review to finalize the appraisal. While hybrid appraisals can be more cost-effective and quicker than traditional full inspections, they introduce a risk of overlooking important subjective factors, such as the property's condition, neighborhood trends, or unobservable structural issues. These issues may lead to a less accurate valuation. Furthermore, the reliance on technology can create discrepancies if the data collected is incomplete, outdated, or not contextually interpreted correctly. As a result, both property data collectors and hybrid appraisals can pose significant problems in ensuring that property valuations are precise and reflective of the true market value.

Pendley & Pendley Appraisers has successfully acquired Lanier Appraisal Service  marking a niche based expansion for the Company into the Lake Lanier Market. This acquisition allows Pendley & Pendley to enhance its service offerings and broaden its market reach, leveraging the established reputation and expertise of Lanier Appraisal Service. The Company is known for its dedication to quality and accuracy in real estate valuations, has served clients in the North Georgia and Lake Lanier Market for over 30 years. This made the aquisition an ideal fit for Pendley & Pendley’s growth strategy.

Lanier Appraisal Service's founder Mary Thompson, chose Pendley & Pendley due to their years of Lake Lanier Appraisal Experience as well as Commercial Property Appraisal Expertise to carry the name of Lanier Appraisal Service into the future. 

The leadership teams from both Companies have emphasized their commitment to maintaining the high standards and personalized service that clients have come to expect, while also integrating the advanced technology and operational efficiencies into Pendley & Pendley Appraisal firm.

This acquisition positions Pendley & Pendley Appraisers for continued success and growth in the competitive Real Estate Appraisal industry. 

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