Sellers are regularly getting multiple offers and transactions are closing at record speeds. And competitive in today’s low inventory and high demand market has taken on a whole new meaning, with homes regularly selling for hundreds of thousands over list price, and buyers who need to secure financing going up against all-cash investors. With all this money flying around, sellers are accepting sky-high offers from overeager buyers who find they’re at risk of falling into the appraisal gap.
What is the appraisal gap?
The appraisal gap is the difference between the amount that the buyer has offered on a home and the amount that the lender will lend on based on an appraisal of the property. In this fast moving market, sometimes the comparables and the corresponding appraisal have not caught up with the amounts that buyers are willing to offer based on competition in the market.
For example, a home might be listed at $1,500,000 and be bombarded with 10 offers and the lucky purchaser may decide to pay approximately 25% over the asking price in order to be the winning offer causing their offer to be almost $400,000 over the asking price. The comps in the area may not have caught up yet and the appraiser may come in below this new high causing the buyer to come up with cash to cover the gap between the appraisal and what the lender will lend. This amount could be $50,000-$100,000.
Appraisals aren’t an exact science, and they’re not always fast enough to catch up with the market value- the price someone is willing to pay for a property. The appraisal process can’t calculate the emotional value of homeownership, nor the current appreciation in value.
What’s a buyer to do? Buyers need to make sure they know exactly what they’re signing up to pay for, and are only offering what they can truly afford and be able to make up the difference in the gap should there be one. Sellers have some decisions to make too. Sellers need to look at all the offers on the table and choose the one that realistically can close. Sometimes, that isn’t the highest priced offer. Sometimes, it's the offer that has the most down payment and/or is underwritten by a recognized blue chip lender with a stellar track record. Sometimes, it’s also the Buyer with the most cash on hand ( as demonstrated by proof of funds) that can make up the difference if there is an appraisal gap.
The goal here for both Buyers and Sellers is for the smoothest transaction possible and that is when both parties go into this with demonstrative and realistic expectations that are backed up by the ability to close the transaction. This is the win win!