American Mortgage Solutions
NEW APPRAISAL CHANGES 2026
Major Appraisal Changes Begin November 2 for Sellers in Cape Coral, Fort Myers & Louisville
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Brady Webb
A major change to residential appraisals is coming on November 2, and it’s flying largely under the radar — even among many homeowners and real estate professionals.
This isn’t a change to mortgage rates or loan programs. Instead, it’s a change in how appraisers are required to document a home’s condition, and that distinction matters for sellers and agents in markets like Cape Coral, Fort Myers, and Louisville, where condition, updates, and property features vary widely.
What’s Changing With Appraisals?
Starting November 2, appraisers must include more detailed, structured commentary in appraisal reports. This includes observations related to:
This does not turn an appraisal into a home inspection. Appraisers are not testing systems or verifying permits. However, they are required to document more of what they observe during the appraisal visit.
Why This Matters in Cape Coral, Fort Myers & Louisville
In markets like Southwest Florida, homes often feature:
In Louisville and surrounding Kentucky markets, homes frequently include:
Under the new appraisal reporting standards, these characteristics may now be explicitly documented, even if they wouldn’t have been mentioned in the past unless they were a clear safety concern.
The result isn’t lower values — it’s more underwriting questions when surprises show up late in the transaction.
The Good News: Preparation Makes This Easy
This change is completely manageable with the right preparation.
Homes that are reasonably maintained and properly presented continue to appraise and close smoothly. The key is identifying potential issues before the appraisal is ordered, ideally before a home is listed for sale.
That’s especially important in competitive markets like Cape Coral and Fort Myers, where timelines matter, and in Louisville, where older housing stock requires a little more planning.
How We’re Helping Local Sellers & Agents
At American Mortgage Solutions, we work with buyers, sellers, and real estate professionals throughout Cape Coral, Fort Myers, Louisville, and surrounding areas.
To help our partners stay ahead of these changes, we’ve created a simple Pre-Appraisal Readiness Checklist designed to:
Bottom Line
If you’d like a copy of our Pre-Appraisal Readiness Checklist, feel free to contact us (239) 766-8344 or (502) 327-9770. A little preparation now can save time, stress, and renegotiation later — and that’s always a win for everyone involved in the transaction.
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Copyright © 2026 American Mortgage Solutions NMLS: 1364/MB73346
Licensed in: FL, KY, IN
FL-MBR1574, KY-MB73346
Copyright © 2026 American Mortgage Solutions NMLS: 1364/MB73346
Licensed in: FL, KY, IN
FL-MBR1574, KY-MB73346
American Mortgage Solutions follows all Equal Housing laws. As prohibited by federal law, we do not engage in business practices that discriminate on the basis of race, color, religion, national origin, sex, marital status, age, because all or part of your income may be derived from any public assistance program, or because you have, in good faith, exercised any right under the Consumer Credit Protection Act. Disclaimer: Programs subject to change without notice. All borrowers must qualify per program guidelines.
These materials are not from HUD, FHA, the USDA, or the VA. These materials were not approved by any government agency. They are independent of any government agency. We are not in any way affiliated with any organization listed or referenced within this website, including HUD/FHA/USDA/VA. The inclusion of various education, information, web links, or materials are not an endorsement of the Sender or any of its employees or business partners. For information directly from HUD/FHA, visit https://www.hud.gov/guidance For information directly from the VA, visit http://www.benefits.va.gov/HOMELOANS/ For information directly from the USDA, visit http://www.usda.gov/wps/portal/usda/usdahome?navid=GRANTS_LOANS