New Appraisal Reporting in 2026: How We Help Denver Sellers Prepare

Getting your home under contract is a big step. The appraisal is one of the next pieces we help you prepare for, and a change to appraisal reporting this fall is a good reason to explain what actually matters for sellers.

If you're selling in Denver, Arvada, or the west metro, here's what I want you to know and how Derek and I help you get ready.

What changed in November 2026?

Fannie Mae and Freddie Mac are transitioning to the Uniform Appraisal Dataset 3.6, usually called UAD 3.6, and a redesigned Uniform Residential Appraisal Report. In plain English, the industry is updating how appraisers organize and report property information.

The mandate date is November 2, 2026, for new appraisal reports submitted to their Uniform Collateral Data Portal. Some lenders can receive a temporary exception allowing the older reporting format through May 19, 2027. The buyer's lender can confirm which requirements apply to a particular loan.

The reporting change does not mean every appraisal will become virtual or that sellers must order drone photos or a 3D scan. It also doesn't guarantee a higher value or a faster closing. The appraisal method and documentation depend on the loan, property, and lender's requirements.

Our preparation starts before the appointment

We begin with pricing and the available comparable sales. A buyer agreeing to a price and a lender accepting the property's appraised value are separate steps. We want the price supported by the market from the start.

In Arvada and the west metro, two nearby homes can have meaningful differences in condition, finished basement space, lot characteristics, parking, or updates. We research those differences and can provide relevant sales and factual property information for the appraiser to consider. The appraiser independently chooses the comparables and determines value.

Help us document what has changed

Before the appraisal, send us a short list of improvements with approximate completion dates. A roof replacement, updated electrical panel, new furnace, permitted addition, or kitchen renovation is worth documenting. Include receipts, permits, warranties, and contractor information when available.

You don't need a perfect binder. A simple list and a folder of supporting documents give us a useful starting point. Improvement costs do not automatically translate into an equal increase in appraised value, but accurate details help explain the home's condition and features.

If public records or the listing appear to have incorrect room counts or square footage, flag that early. We'll help identify the discrepancy and gather supporting records. Above-grade space and basement space should be described accurately, even when both are finished.

What to do before someone visits

Make the home easy to access, including the basement, garage, utility areas, and any other spaces requested for the inspection. Secure pets and let us know about access restrictions. Complete agreed repairs and keep documentation available.

A clean, orderly home makes the visit easier, but you don't need to stage it like a photo shoot. Talk with us before spending money on last-minute cosmetic work solely for the appraisal. Our goal is to address useful preparation without adding unnecessary expense.

If the appraisal comes in below the contract price

First, we review the available report information for factual errors or relevant sales that may have been overlooked. When appropriate, we work through the buyer's agent and lender to understand the lender's reconsideration-of-value process. A review does not guarantee the value will change.

We also explain the options under your contract. Depending on the financing and contract terms, those may include a price adjustment, additional buyer funds, or other negotiations. We can't promise an appraisal outcome, but we can help you understand the choices and deadlines.

Let's get your home ready

If you're planning to sell in Denver, Arvada, Wheat Ridge, Lakewood, or Golden, Derek and I can help you work through pricing, property preparation, and the appraisal stage before it becomes a last-minute concern.

Call or text 720-513-9631 to talk through your plans.

By Alex Tooke | Alex + Derek | REAL Broker, LLC. Reporting information checked November 2, 2026. Sources: Freddie Mac UAD 3.6 FAQs and Fannie Mae UAD resources and policy exception information.