By Jason Boice, REALTOR®, eXp Realty — Published September 14, 2026

Getting your Hebron home under contract is a major milestone.

But if the buyer is financing the purchase, there's usually another important step before closing:

The appraisal.

This becomes particularly important when a home sells above asking price or above some of the recent comparable sales.

I've had sellers ask me what they should do before the appraisal. Should they clean? Should they leave a list of improvements? Should we give the appraiser comparable sales? Does it matter that we had multiple offers?

My answer is yes to all of those—but there's an important distinction.

Our job isn't to tell an appraiser what the house is worth.

The appraiser makes an independent determination of value.

My job as the listing agent is to make sure the appraiser has accurate and useful information about the property, its condition, improvements, relevant comparable sales, and how buyers actually responded to the home when it hit the market.

That's why I prepare for an appraisal rather than simply giving the appraiser access to the house and hoping everything works out.

TL;DR: How Should a Hebron Seller Prepare for an Appraisal?

My appraisal preparation generally includes:

• Keeping the house clean and showing-ready
• Making the entire property accessible
• Providing information about improvements and their approximate dates when available
• Providing relevant property information and marketing materials
• Researching the strongest comparable sales
• Providing information about multiple offers when applicable
• Giving the appraiser a copy of our multiple-offer spreadsheet when we've had competing offers
• Making myself available to answer factual questions about the property

The objective isn't to pressure the appraiser.

It's to provide complete information that may be relevant to the appraiser's independent analysis.

And when a property has sold above asking, the actual response from buyers can provide useful context about what happened in the open market.

What Is a Home Appraisal?

A home appraisal is an independent opinion of a property's value.

When a buyer is obtaining a mortgage, the lender generally orders an appraisal to help determine whether the property provides adequate collateral for the loan.

That's different from a home inspection.

A home inspector is primarily evaluating the physical condition of the property and identifying potential issues.

An appraiser is evaluating value.

To do that, the appraiser may consider factors such as:

• Location
• Above-grade living area
• Lot
• Style of home
• Bedroom and bathroom count
• Garage
• Condition
• Quality
• Improvements
• Amenities
• Recent comparable sales
• Current market conditions

Every property is different, which is why simply looking at an automated home value online doesn't tell the whole story.

Does the House Need to Look Good for the Appraisal?

Yes.

I tell my sellers to continue treating the house as though we're showing it to a buyer.

Clean it.

Keep it organized.

Make sure the appraiser can comfortably access the rooms, basement, attic areas when applicable, mechanical systems, garage, and other relevant portions of the property.

I wouldn't suggest spending thousands of dollars making last-minute cosmetic improvements just because an appraiser is coming.

But I also wouldn't stop caring about presentation because we're already under contract.

Condition affects value.

An appraiser isn't deciding value based on whether the bed is made.

But the overall condition of the property absolutely matters.

A well-maintained house and a neglected house aren't necessarily going to receive the same treatment simply because they have similar square footage.

My Role as the Listing Agent During the Appraisal

I take a proactive approach to appraisals.

Before the appointment, I want to think about the same question I considered when we originally priced the property:

What are the most relevant sales for this particular house?

I research the comparable sales I believe best support the property's market value.

Then I look at what other information may help explain the house and the contract.

That can include:

Property information.

Improvements.

Approximate dates of improvements when available.

Permits when relevant and available.

Floor plans and marketing materials.

Multiple-offer information.

The actual response we received from buyers.

Much of the property information may already be contained in the marketing packet we created for the listing.

I provide a copy of that information to the appraiser.

Why I Give the Appraiser a List of Improvements

Two houses can look similar on paper and still be substantially different in person.

Imagine two comparable Hebron colonials with similar square footage.

One might have an older roof, dated kitchen, original mechanical systems, and deferred maintenance.

The other might have had substantial improvements over the past several years.

An appraiser will inspect the property, but that doesn't mean every improvement is obvious or that its approximate age can be determined simply by looking at it.

That's why, when the information is available, I like to provide a written improvement history.

For example:

• Roof replacement
• Heating or cooling systems
• Windows
• Kitchen improvements
• Bathroom improvements
• Septic work
• Well improvements
• Electrical upgrades
• Additions
• Finished areas
• Other significant property improvements

That doesn't mean the appraiser will add the cost of every improvement to the home's value.

Cost and market value aren't the same thing.

But I want the appraiser to know what has actually been done.

Should You Give an Appraiser Comparable Sales?

I do.

The appraiser is going to conduct their own independent comparable-sales analysis, and they're under no obligation to use the comps I provide.

But I know the property.

I know the local market.

And by the time we're at the appraisal, I've already spent substantial time analyzing comparable sales to establish our pricing strategy and then watched how buyers responded to the listing.

So I research the best comps I can find and provide them.

There may be a sale that is particularly relevant because of:

• Neighborhood
• Square footage
• Condition
• Style
• Lot
• Garage
• Updates
• Location within Hebron
• Other characteristics

I don't want to assume the appraiser will automatically interpret every property exactly the way I do.

I'd rather provide the information and let the appraiser decide whether it's relevant.

What Happens When a Hebron Home Sells Over Asking?

This is where appraisal preparation can become particularly important.

Suppose we list a house for:

$599,900

and accept an offer for:

$615,000.

The appraiser isn't simply going to say:

"The buyer agreed to $615,000, therefore it's worth $615,000."

The contract is relevant market information, but the appraiser still has to independently develop an opinion of value.

That's why I want to understand why the market produced that contract price.

Was there one offer?

Were there five?

Did several buyers independently arrive at similar numbers?

How quickly did the property attract those offers?

What comparable sales help explain the result?

That's information worth documenting.

Real Hebron Example: 29 Chestnut Hill Road

A good example is 29 Chestnut Hill Road in Hebron.

We listed the property for:

$599,900

We received two offers.

The accepted offer was:

$615,000

But here's an important piece of information:

The other offer was $619,000.

In other words, the accepted buyer wasn't the only person willing to pay substantially more than the asking price.

We had two independent buyers competing above $600,000.

That doesn't dictate what an appraiser must conclude.

But I think it's useful market context.

If an appraiser is trying to understand how the market responded to 29 Chestnut Hill Road, I want them to know that the $615,000 contract wasn't created in a vacuum.

Another buyer was actually willing to pay $4,000 more.

Why I Provide the Multiple-Offer Spreadsheet

When one of my listings receives multiple offers, I create a spreadsheet to help my sellers compare them.

It isn't only the prices that matter.

Depending on the transaction, we're evaluating things such as:

• Offer price
• Financing
• Inspection terms
• Appraisal terms
• Earnest money
• Closing date
• Seller credits
• Buyer-agent compensation
• Other contingencies and terms

When appropriate, I can provide appraisal-relevant information from that multiple-offer activity to demonstrate the market response to the property.

At 29 Chestnut Hill Road, for example, the basic story was clear:

List price: $599,900

Accepted offer: $615,000

Competing offer: $619,000

That gives the appraiser another piece of information to consider alongside the comparable sales and property characteristics.

LINK - See the complete story of how we marketed and sold 29 Chestnut Hill Road in Hebron.

Does Having Multiple Offers Guarantee the House Will Appraise?

No.

This is an important distinction.

Ten buyers could theoretically want a house, and that doesn't require an appraiser to appraise it at the contract price.

The appraisal is still an independent valuation.

Multiple offers can, however, provide evidence of actual buyer demand.

That's especially useful context when several unrelated buyers arrive at similar values through open-market competition.

I don't present multiple offers as:

"You need to appraise the house at this number."

I present them as:

"Here's additional information about how the market responded to this property."

Then the appraiser can determine what weight, if any, to give that information.

Can You Tell the Appraiser What You Think the House Is Worth?

I can provide factual information and relevant market data.

But there's a big difference between being helpful and trying to influence an independent appraisal improperly.

My approach is straightforward:

Provide the information.

Answer factual questions.

Point out relevant features.

Provide the comparable sales I found.

Document improvements.

Document market activity.

Then let the appraiser do their job.

I think that's a much better approach than hovering over the appraiser trying to sell them on the house.

What Should a Seller Give Their Realtor Before the Appraisal?

Ideally, I already collected much of this information before we listed.

But if you haven't, appraisal time is a good opportunity to make sure we have it.

Improvement List

Write down significant improvements and, when possible, approximately when they were completed.

Permits and Documentation

If you have relevant permits, invoices, warranties, or documentation associated with significant work, let me know.

Information About Features That Aren't Obvious

If there's something important about the property that someone wouldn't necessarily discover during a brief visit, tell me.

Access

Make sure the appraiser can access the parts of the property they need to inspect.

The easier it is to understand the property accurately, the better.

Should You Be Home During the Appraisal?

Generally, the seller doesn't need to follow the appraiser around explaining why the house is wonderful.

In fact, that can make the appointment more difficult.

I would rather have the property ready, provide the relevant information professionally, make sure the appraiser has access, and allow them to complete their work.

If there are factual questions, we can answer them.

There's no need to turn the appraisal into another listing presentation.

What Doesn't Help an Appraisal?

There are a few things sellers sometimes focus on that aren't particularly useful.

"I spent $75,000 on this."

Spending $75,000 doesn't automatically add $75,000 in market value.

The market determines how much buyers value an improvement.

"Zillow says my house is worth..."

An automated valuation isn't a substitute for an appraisal of the actual property.

"My neighbor's house sold for..."

Maybe that's a great comparable.

Maybe it isn't.

We need to look at the actual differences between the properties.

"We need this number so we can buy our next house."

I completely understand why the appraisal matters financially to the seller.

But the seller's financial needs don't determine market value.

We need to support the price with the property and the market.

What If the Appraisal Comes in Low?

A low appraisal doesn't automatically mean the transaction is dead.

What happens next depends heavily on the contract.

Potential outcomes can include:

• Buyer and seller proceed at the existing price
• Seller agrees to reduce the price
• Buyer brings additional cash
• Buyer and seller negotiate a compromise
• The appraisal is reviewed or challenged when there is a legitimate factual or comparable-sale issue
• The transaction may terminate if permitted by the contract

This is also why the appraisal contingency in the original offer matters.

When I'm helping a seller compare multiple offers, I'm not only looking at price.

An offer with a significant appraisal gap or an appraisal waiver may create a different level of certainty than an otherwise similar offer with a full appraisal contingency.

What If the Appraiser Missed Something?

If an appraisal comes in low, the first thing I want to do is understand why.

I'll review it.

Did the appraiser have the correct square footage?

Did they accurately describe the condition?

Were important improvements overlooked?

Which comparable sales did they use?

Is there a relevant sale that wasn't considered?

Is there factual information that needs correction?

If there's a legitimate basis for reconsideration, we can provide supporting information through the appropriate process.

But:

"We don't like the number" isn't evidence.

A useful challenge needs to be based on actual facts, data, or relevant comparable sales.

Why Above-Grade Square Footage Matters

One thing I pay particular attention to when analyzing Hebron properties is above-grade living area.

Finished basement space can absolutely make a home more useful and attractive.

But it isn't necessarily valued the same way as comparable above-grade living space.

That's why I don't simply take all finished square footage, multiply it by a neighborhood price per square foot, and call that the home's value.

When we're looking for appraisal comps, I want houses that are genuinely comparable in their major characteristics—not merely houses with similar total finished square footage.

My Hebron Appraisal Preparation Checklist

Before the appraiser arrives, here's what I want accomplished:

Seller

☐ House clean and presentable
☐ Clutter controlled
☐ Rooms accessible
☐ Basement accessible
☐ Garage accessible
☐ Mechanical areas accessible
☐ Relevant improvement information provided
☐ Permits/documentation available when applicable

Listing Agent

☐ Review contract price
☐ Research strongest comparable sales
☐ Review differences between comps and subject
☐ Prepare property/marketing packet
☐ Include improvement information
☐ Include relevant permits/documentation when available
☐ Prepare multiple-offer information when applicable
☐ Provide relevant market context
☐ Be available for factual questions

Then:

Let the appraiser independently determine the value.

The Biggest Appraisal Mistake Sellers Make

The biggest mistake may simply be assuming:

We're under contract, so the hard part is over.

Not necessarily.

If the buyer's financing depends on an appraisal, it's another important stage of the transaction.

I don't think sellers should panic about it.

But I don't think we should ignore it either.

Just like preparing for photography, showings, inspections, and closing, we prepare for the appraisal.

Thinking About Selling Your Hebron Home?

Appraisal strategy actually starts before your house is listed.

When I'm pricing a property, I'm already thinking about the comparable sales.

When we're reviewing offers, I'm thinking about appraisal risk.

And if we accept a price substantially above the recent comps, I'm thinking about what information we have to demonstrate why buyers responded the way they did.

Then, when the appraisal is scheduled, we put that information together and make sure the appraiser has access to it.

That's part of managing the transaction from pricing through closing, rather than simply putting a house in the MLS and waiting to see what happens.

If you're considering selling in Hebron and want to understand what your house might sell for—and how I'd position it in the current market:

Call or text Jason Boice at 860-452-3153 for a no-pressure consultation.

FREQUENTLY ASKED QUESTIONS

How should I prepare my house for an appraisal in Hebron, CT?

Keep the property clean, presentable, and accessible. Provide your Realtor with information about significant improvements and approximate dates when available, along with relevant permits or documentation. Your listing agent can also prepare comparable sales and relevant market information for the appraiser.

Does cleanliness affect a home appraisal?

An appraiser isn't assigning value based on housekeeping, but the property's overall condition does affect valuation. Jason recommends keeping a home showing-ready for the appraisal so the property can be viewed in its best and most representative condition.

Should I give an appraiser a list of home improvements?

Yes, when the information is available. A written list can help document improvements and approximate dates that may not be obvious during the appraiser's visit. However, the amount spent on an improvement doesn't necessarily equal the amount it adds to market value.

Can my Realtor give comparable sales to the appraiser?

Yes. Jason researches relevant comparable sales and provides them to the appraiser. The appraiser independently determines which comparable sales and information are appropriate for the appraisal.

Do multiple offers help support an appraisal?

Multiple offers can provide useful evidence of buyer demand, particularly when several independent buyers offered similar amounts. They do not guarantee a particular appraised value. At 29 Chestnut Hill Road in Hebron, the property was listed at $599,900, the accepted offer was $615,000, and another buyer offered $619,000.

Does selling above asking mean a house will appraise at the contract price?

No. The appraiser independently determines value. The asking price and contract price are pieces of market information, but comparable sales, property characteristics, condition, and other relevant factors also influence the appraisal.

What happens if a Connecticut home appraisal comes in low?

The options depend on the purchase contract and financing. The parties may proceed at the existing price, renegotiate, reduce the price, have the buyer contribute additional cash, pursue an appropriate appraisal review when supported by facts, or potentially terminate if the contract permits it.

Can a seller challenge a low appraisal?

There may be a process to request review or reconsideration when there are legitimate factual errors, omitted relevant comparable sales, or other supportable issues. Simply disagreeing with the value isn't enough; a useful reconsideration should be supported by factual information and market data.

Should the seller be home for the appraisal?

Usually, there's no need for the seller to follow the appraiser through the property. It's generally more useful to have the home ready and accessible, provide relevant documentation, and allow the appraiser to conduct the inspection independently.

ABOUT THE AUTHOR

Jason Boice is a REALTOR® with eXp Realty serving Hebron, Andover, Marlborough, Colchester, East Hampton, Columbia, and surrounding Connecticut communities.

Jason's listing process includes pre-listing preparation, comparable-sale analysis, professional marketing, offer analysis, appraisal preparation, inspection negotiation, and transaction management through closing.

Call or text Jason at 860-452-3153.