Navigating Appraisal Challenges in Today's Real Estate Market

Josh Perez • September 4, 2024

As an appraiser, one of the most frequent questions I receive in today's market is whether we're seeing a lot of purchase activity and how appraisal values are holding up against the prices buyers are paying. The truth is, it varies depending on the area and the type of property, but certain trends are becoming increasingly clear.

"I've seen a lot of issues with value, and I'm sure you've experienced some of those issues with me, where purchasers might've paid 1.3 million at the height of the market and now their appraisals coming in at 1.1 or even less sometimes."

One area where we're seeing consistent issues is with new builds. Homes that were purchased at the peak of the market, particularly in 2021 or early 2022, are now facing challenges when it comes to appraisal values. The market has shifted, and in some cases, the price that buyers paid a year or two ago simply doesn't align with the current appraised value.


This discrepancy is particularly pronounced in specific developments, especially in areas where housing developments have sprung up in less traditionally desirable locations, such as Caledonia or Paris. These are places where people might not have wanted to live a few years ago, but due to urban expansion, they found themselves purchasing homes. Unfortunately, these buyers are now finding that the homes they purchased for $1.3 million at the market's height are being appraised at $1.1 million or even less.


When it comes to appraisals, several factors come into play, such as proximity to comparable homes, square footage, and lot size. However, these elements can vary in importance depending on the type of property. For single-family homes, the lot size is often a significant factor, whereas for investor properties or multifamily homes, the number of rooms may take precedence over square footage or lot size.


Interestingly, while the specifics might vary, there's not much variation from lender to lender regarding how these factors are considered. Adjustments in appraisal values are based on open market evidence, and certain features, like in-ground pools, tend to have a consistent impact on value regardless of the individual circumstances. For example, a mid-range home with a pool might see a $50,000 difference compared to one without, while a luxury home could see a shift of $75,000 to $100,000.



In conclusion, navigating the current real estate market can be challenging, especially when it comes to understanding how appraisal values stack up against purchase prices. As we continue to see shifts in the market, it's essential for buyers and investors to stay informed and work closely with their appraisers to ensure they have a clear understanding of the factors that could impact their property's value.

Josh Perez
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Get Unbiased Advice: Work with an Independent Mortgage Pro

By Josh Perez • December 24, 2025
Why Work With an Independent Mortgage Professional? If you’re in the market for a mortgage, here’s the most important thing to know: Working with an independent mortgage professional can save you money and provide better options than dealing directly with a single bank. If that’s all you read—great! But if you’d like to understand why that statement is true, keep reading. The Best Mortgage Isn’t Just About the Lowest Rate It’s easy to fall for slick marketing that promotes ultra-low mortgage rates. But the lowest rate doesn’t always mean the lowest cost . The best mortgage is the one that costs you the least amount of money over time —not just the one with the flashiest headline rate. Things like: Prepayment penalties Portability Flexibility to refinance Amortization structure Fixed vs. variable terms …can all affect the true cost of your mortgage. An independent mortgage professional looks beyond the rate. They’ll help you find a product that fits your unique financial situation , long-term goals, and lifestyle—so you’re not hit with expensive surprises down the road. Save Time (and Your Sanity) Applying for a mortgage can be complicated. Every lender has different rules, documents, and policies—and trying to navigate them all on your own can be time-consuming and frustrating. When you work with an independent mortgage professional: You fill out one application They shop that application across multiple lenders You get expert advice tailored to your needs This means less paperwork , less stress , and more confidence in your options. Get Unbiased Advice That Puts You First Bank specialists work for the bank. Their job is to sell you that bank’s mortgage products—whether or not it’s the best deal for you. Independent mortgage professionals work for you. They’re provincially licensed, and their job is to help you: Compare multiple lenders Understand the fine print Make informed, long-term financial decisions And the best part? Their services are typically free to you . Mortgage professionals are paid a standardized fee by the lender when a mortgage is placed—so you get expert guidance without any out-of-pocket cost. Access More Mortgage Options When you go to your bank, you’re limited to that bank’s mortgage products. When you go to an independent mortgage professional, you get access to: Major banks Credit unions Monoline lenders (who only offer mortgages) Alternative and private lenders (if needed) That’s far more choice , and a much better chance of finding a mortgage that truly fits your needs and goals. The Bottom Line If you want to: Save money over the life of your mortgage Save time by avoiding unnecessary back-and-forth Access more lenders and products Get honest, client-first advice …then working with an independent mortgage professional is one of the smartest decisions you can make. Let’s Make a Plan That Works for You If you're ready to talk about mortgage financing—or just want to explore your options—I'm here to help. Let's connect and put together a strategy that makes sense for your goals and your future. Reach out anytime. I’d be happy to help.

Why High Income Doesn’t Automatically Mean a Bigger Mortgage

By Josh Perez • December 18, 2025
Most people assume a bigger paycheck leads to a bigger mortgage approval. But here’s the truth that surprises almost everyone: “It’s not about how much you earn. It’s about how much of your income is already spoken for.” — Josh Perez I’ve sat across from clients earning six figures who qualified for less than someone making half as much. The problem wasn’t their income. It was their monthly obligations . Lenders Don’t Just Look at Income — They Look at What’s Left Over You can make $200,000 a year, but if $80,000 of it is tied up in payments, lenders see very little room for a mortgage. Here’s what typically eats up that space: Big car loans Multiple credit cards Buy-now-pay-later plans Personal loans Lines of credit Old debts that still report monthly payments These commitments matter because lenders are focused on one main calculation: Debt-to-Income Ratio (DTI) This tells lenders how much of your income is already locked into payments — and how much is available for a mortgage. A high DTI = lower mortgage approval A low DTI = stronger approval and better options It’s that simple. Want to Qualify for More? Do This First Most people think they need to increase their income. The truth? Reducing debt often has a bigger impact — and works faster. 1. Pay down or eliminate high monthly payments Even paying off a single loan can shift your approval dramatically. 2. Avoid taking on new credit before applying Every new payment reduces your borrowing room. 3. Keep your spending stable for 90 days Lenders review recent bank history. Stability helps. 4. Work with a mortgage broker, not just one bank This is one of the biggest ways people leave money on the table. Every lender calculates affordability differently. Some are far more flexible with DTI. If you only go to your bank, you’re only getting one version of your potential approval. Let’s Make Your Approval Work for You If you want to qualify for more, reduce debt strategically, or understand where you stand right now, I can help you build the right plan. Let’s give you access to more options — not just one.