Three low appraisals. Ten days. One Realtor who used to be an appraiser herself, with a dad and sister still in the field.

If you've been hearing agents in your market say appraisals are coming in low right now, you're not imagining it. In this episode, Alissa walks us through three real, current transactions where the appraisal came in under contract price, and what she actually did about each one. From a $20,000 gap that took two hours of dispute writing to a $55,000 shortfall that made her question her entire career, this is a real look at what it takes to fight for your seller, or protect your buyer, when the number comes back low.

We get into why appraisers are often behind the market, what actually goes into a strong appraisal dispute letter, why you should never let ChatGPT write the whole thing for you, and how to keep your sellers grounded without ever making promises you can't keep.

Here's what we cover in this episode:

• Why appraisals are coming in low right now, and why appraisers are always a little behind the market

• Case Study #1: the $20,000 low appraisal that got resolved for a $13,000 gap

• Exactly how to start an appraisal dispute (and why you review before you call your seller)

• What actually goes in a dispute letter: facts only, no feeling words

• Why you can't rely on ChatGPT to write your dispute for you

• Buyer and seller options when an appraisal comes in low, and who really has to sign off

• Case Study #2: the small $3,000 gap where the seller chose not to dispute at all

• Case Study #3: the $55,000 appraisal gap that took two of the longest dispute letters of the week

• How to set your sellers' expectations at the listing appointment so a low number doesn't blindside them

• Why you're just the messenger with data, and how to keep that from feeling personal

Key Quotes & Takeaways:

• "It needs to be written as factual. Only the facts." – Alissa

• "You have to know these houses. If the appraiser makes a mistake, the computer doesn't know it's a mistake." – Alissa

• "You're just a messenger with data." – Katy

• "It's not that I'm not confident. It's that I know a second appraisal could come in lower too." – Alissa

Products, People & Previous Episodes Mentioned:

• ChatGPT / AI tools (referenced as a starting point for reviewing an appraisal, not a replacement for agent fact-checking)

Got a toast for someone who's helped you in your business? This episode's toast is from Samantha Gonzalez, honoring her mentor Teena Marie Mateo. Send yours to [email protected] and we might read it on the show!

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