Appraisals Are Changing November 2: What Savannah Buyers and Sellers Need to Know

---

If you're buying or selling a home later this year, there is a significant change coming to the appraisal process.

Beginning November 2, 2026, new appraisal reports submitted through the Uniform Collateral Data Portal for conventional loans backed by Fannie Mae or Freddie Mac must use the new Uniform Appraisal Dataset 3.6, commonly called UAD 3.6.

That sounds highly technical.

For buyers and sellers, however, the important part is much simpler:

The appraisal report is becoming considerably more detailed and more data-driven.

The change does not create a completely new formula for determining what a home is worth. Comparable sales, market conditions, property characteristics and the appraiser's analysis still matter.

What is changing is how property information is collected, categorized and reported.

And that could have practical implications for both buyers and sellers.

---

What Is UAD 3.6?

UAD stands for Uniform Appraisal Dataset.

Fannie Mae and Freddie Mac developed UAD 3.6 as part of a major modernization of residential appraisal reporting.

The current appraisal system uses several different forms and sometimes relies on free-form commentary or addenda when the existing fields don't adequately describe a property.

UAD 3.6 moves much more of that information into defined, standardized data fields and introduces a dynamic Uniform Residential Appraisal Report, or URAR, that adjusts based on the property and appraisal assignment.

In simple terms:

More of the home's story will be captured as structured information rather than squeezed into abbreviated fields or explained separately in commentary.

That is one of the reasons this change is more significant than simply redesigning an appraisal form.

---

What Will Appraisers Document Differently?

UAD 3.6 allows substantially more granular reporting about the property.

Appraisers can document details regarding:

• Interior and exterior condition

• Updates and renovations

• Kitchens and bathrooms

• Flooring

• Site characteristics

• Views

• Site influences

• Property configuration

• Accessory dwelling units

• Certain energy-efficiency features

• Certain mitigation features

• Ceiling Heights

The familiar overall Condition and Quality rating scales are not disappearing. Instead, the definitions have been clarified and appraisers are being given additional ways to document the components supporting those overall ratings.

For example, when there is a meaningful difference between the interior and exterior condition of a home, the new format allows those distinctions to be reported separately.

The result should be a more complete description of the individual property being appraised.

---

Why Does More Structured Appraisal Data Matter?

Consider two homes that appear very similar online.

Both are approximately the same size.

Both have the same number of bedrooms.

Both were built around the same time.

But one has a recently updated kitchen, renovated bathrooms, newer major systems and well-maintained exterior components.

The second property may have similar basic statistics while having considerably more deferred maintenance.

Those differences have always been relevant.

What changes under UAD 3.6 is the ability to capture many of those property characteristics in a more structured and consistent way.

That doesn't mean an appraiser simply checks a box and assigns additional value.

The appraiser still has to determine whether the market recognizes and supports a value difference.

---

What Do the New Appraisal Changes Mean for Sellers?

For sellers, my biggest takeaway is straightforward:

Property preparation and accurate information.

They always have.

The new reporting structure reinforces why.

When preparing a property for sale, sellers should think beyond how the home photographs or presents during a showing.

An appraisal takes place later in the transaction, after a buyer and seller have already agreed on a price.

At that point, the property still needs to support that value.

Accurate information about significant improvements, condition and property characteristics can help the appraiser understand what is actually being evaluated.

---

Sellers Should Start Keeping Better Property Records

If you're preparing to sell, consider put together a simple record of meaningful improvements made during your ownership.

That might include:

• Roof replacement and approximate date

• HVAC replacement

• Water heater replacement

• Kitchen renovations

• Bathroom renovations

• Flooring replacement

• Window replacement

• Electrical improvements

• Plumbing improvements

• Additions

• Permitted structural improvements

• Energy-efficiency improvements

• Storm or disaster-mitigation improvements

• Other significant property upgrades

When available, permits, invoices, contractor information or other documentation may also be useful.

The objective isn't to convince an appraiser that a particular improvement is worth a predetermined amount.

It's much simpler:

Make sure the appraiser has accurate information about the property.

---

Will Renovations Automatically Increase the Appraised Value?

No.

This may be one of the most important points for sellers to understand.

If you spend $50,000 renovating a kitchen, the home does not automatically become worth $50,000 more.

The same applies to a roof, pool, flooring, bathroom renovation or almost any other improvement.

An appraiser has to determine how the market responds to those characteristics and whether available market evidence supports an adjustment in value.

Some improvements may influence marketability considerably without producing a dollar-for-dollar return.

Others may primarily help a property compete more effectively against similar homes.

Cost and market value are not necessarily the same thing.

---

Condition May Become an Even Bigger Part of the Conversation

There is another reason I think sellers should pay attention to these changes.

Buyers are already scrutinizing condition and future expenses.

The more aggressive a property's asking price becomes, the more closely a buyer may compare its finishes, mechanical systems, updates, condition and potential future expenses against competing homes.

The appraisal changes fit directly into that conversation because UAD 3.6 provides more granular reporting about condition and updates.

That doesn't mean a home has to be completely renovated to have value.

It does mean sellers should understand how their property's condition compares with both:

the homes currently competing for the same buyer, and the closed sales being used to support its value.

That's why selling a home isn't simply about deciding:

What price can we put on it?

A better question is:

How should we prepare, price and position this particular property for the market it is entering?

---

What About Views and Location?

This is one of the more interesting parts of the new appraisal format, particularly in the Savannah area.

UAD 3.6 replaces the broader concept previously labeled “location” with more specific site influence reporting.

It also substantially expands how views can be described.

An appraiser can identify different types of views and provide additional information about whether a view is full, partial or seasonal, whether it is the property's primary view, and whether the appraiser determines its market impact to be beneficial, neutral or adverse.

Site influences can also be documented more precisely, including whether something is onsite, bordering the property or located farther away.

Those distinctions can matter in a market like Savannah.

A full marsh view from the primary living area is not necessarily the same property characteristic as a partial or distant marsh view.

A property bordering a particular site influence is not necessarily the same as another property several blocks away from it.

The important point, however, remains the same:

More detailed reporting does not automatically create value.

The appraiser still has to determine whether buyers in that particular market recognize a measurable difference.

---

What Do the New Appraisal Changes Mean for Buyers?

For buyers, there are two parts of the change worth watching.

First, the new appraisal can provide a more structured picture of the property being purchased and the characteristics considered during the valuation.

That helps reinforce something buyers should already be doing:

Don't compare homes using price and square footage alone.

Two homes with nearly identical square footage and similar sales prices can be very different properties.

One may have:

• More recent updates

• Better-maintained major systems

• Less deferred maintenance

• Different site characteristics

• A different view

• A different property configuration

• Significant future expenses that the other property does not have

That is why I encourage buyers to compare the whole property, not just the listing statistics.

---

Could Appraisal Fees Increase?

They could.

The new appraisal format requires appraisers to collect, analyze and report significantly more structured information.

Industry feedback surrounding the transition suggests that the additional work involved could lead to higher appraisal fees in some transactions.

Turnaround times could also be affected, particularly during the transition as appraisers, lenders, appraisal management companies and software providers adapt to the new system.

That does not mean every appraisal will become more expensive or take longer.

Appraisal costs and timing can vary depending on the property, lender, appraiser, market and availability of qualified appraisers.

For buyers, the practical takeaway is simply to be aware that appraisal costs and timelines may change as the new system becomes standard.

---

Does a More Detailed Appraisal Replace a Home Inspection?

Absolutely not.

An appraisal and a home inspection serve two very different purposes.

An appraisal primarily develops an opinion of the property's market value for the lending transaction while also observing and reporting required property characteristics.

A home inspection is a more detailed evaluation of the physical condition of the home and its systems for the buyer.

The appraiser may observe something that warrants additional attention, but an appraisal should never be viewed as a substitute for appropriate inspections and buyer due diligence.

---

Will the New Appraisal Format Make It Harder for Homes to Appraise?

Not automatically.

There isn't a new November 2 formula that suddenly makes homes worth more or less.

UAD 3.6 changes how property and appraisal information is collected and reported.

The appraiser still develops an opinion of value using appropriate appraisal methodology, comparable market data and analysis of the subject property.

A property's condition, updates, site characteristics and other features already matter.

The new format simply provides a more detailed and standardized way to document many of them.

---

Could the New Appraisal Report Help Explain Why Two Similar Homes Have Different Values?

Potentially, yes.

This may ultimately be one of the more useful aspects of the new format for consumers.

Buyers and sellers sometimes look at two homes with similar square footage and ask:

Why isn't my home worth the same amount as that one?

The answer is often found in the details.

Condition.

Updates.

Quality.

Site characteristics.

Views.

Property configuration.

Comparable sales.

Market reaction.

A more granular appraisal report can provide additional context surrounding some of those differences.

The final value still requires professional analysis rather than simply adding or subtracting predetermined amounts for individual features.

---

Does the November 2 Change Apply to FHA Appraisals?

Not on the same mandatory timeline.

The November 2, 2026 mandate specifically applies to new UAD 3.6 appraisal reports submitted through the Fannie Mae and Freddie Mac system.

The Federal Housing Administration is also moving toward UAD 3.6, but FHA is following its own implementation schedule.

HUD has stated that FHA's mandatory adoption date will be announced separately.

So an FHA buyer should not assume that November 2 automatically becomes the mandatory date for an FHA appraisal.

---

What Should Savannah Sellers Do Before an Appraisal?

Ideally, the work begins well before an appraiser ever enters the property.

Sellers should:

• Document meaningful improvements.

• Make sure basic property information is accurate.

• Address deferred maintenance where doing so makes financial sense.

• Understand the condition of major systems.

• Know how the property compares with recent sales.

• Understand how it compares with current competition.

• Prepare the property for the market before determining an aggressive pricing strategy.

The appraisal occurs near the end of the process.

Supporting value begins much earlier.

That is where preparation, pricing and positioning matter.

---

What Should Savannah Buyers Do?

Buyers should continue doing what thoughtful buyers should already be doing: look beyond the surface-level numbers.

Ask when major improvements were completed.

Understand the age and apparent condition of major systems.

Review available property documentation.

Pay attention to deferred maintenance.

Consider site characteristics and property features.

Conduct appropriate inspections and due diligence.

And when comparing two homes, don't stop at:

House A is $500,000 and House B is $475,000.

Ask:

What exactly am I getting for that difference, and what am I likely to spend after I own it?

Sometimes that's where the real difference in value becomes apparent.

---

Frequently Asked Questions About the 2026 Appraisal Changes

When do the new appraisal changes take effect?

For Fannie Mae and Freddie Mac, new appraisal reports submitted through the Uniform Collateral Data Portal on or after November 2, 2026 must use UAD 3.6.

Lenders and appraisers may use the new format before that date during the transition period, so some consumers may encounter UAD 3.6 earlier.

What is UAD 3.6?

UAD 3.6 is the updated Uniform Appraisal Dataset developed by Fannie Mae and Freddie Mac.

It introduces a more data-driven and dynamic appraisal reporting structure designed to collect property and market information more consistently.

Is there a new appraisal form?

Yes, although calling it simply a “new form” understates the change.

The new Uniform Residential Appraisal Report, or URAR, is dynamic. The information required in the report can adjust based on the property and appraisal assignment rather than relying on several separate legacy forms.

Are appraisers using a new formula to determine home values?

No.

UAD 3.6 changes the way property and appraisal information is reported. It does not introduce a universal new formula for calculating a home's market value.

Appraisers still analyze the subject property, comparable sales, market conditions and other relevant evidence when developing an opinion of value.

Will home condition matter more under the new appraisal system?

Condition has always mattered.

UAD 3.6 allows appraisers to document condition and updates with greater detail, including more granular information about components of the property.

That does not necessarily mean condition suddenly carries more value. It means the report has a more structured way of describing it.

Should sellers give the appraiser a list of improvements?

Providing an accurate list of significant improvements and approximate dates can be useful.

That might include renovations, roof replacement, HVAC replacement, windows, additions or other major work.

Documentation does not guarantee an adjustment in value, but it can help make sure the appraiser has accurate factual information about the property.

Will a renovated kitchen automatically increase the appraisal?

No.

An appraiser must determine whether the local market recognizes and supports a value difference associated with the renovation.

The amount a homeowner spent on an improvement does not automatically equal the amount added to the property's market value.

Will views be reported differently?

Yes.

UAD 3.6 provides considerably more detailed reporting for views.

Appraisers can identify the type of view, whether it is full or partial, whether it is the property's primary view and its potential market impact.

This may be particularly relevant for Savannah-area properties with marsh, water, wooded or other distinctive views.

What is a site influence?

A site influence is a characteristic associated with or near the property that may be relevant to its marketability or value.

Under UAD 3.6, appraisers can report different site influences and indicate whether they are onsite, bordering the property or offsite, as well as whether the appraiser considers their market impact adverse, neutral or beneficial.

Will appraisals cost more after November 2?

Possibly, but there is no mandated nationwide appraisal fee increase.

The new format requires substantially more structured data collection and reporting, and industry feedback suggests that the additional workload may result in higher fees in some transactions.

Actual fees will continue to vary by lender, appraiser, property and market.

Could appraisals take longer?

They could, particularly during the transition.

Appraisers, lenders, appraisal management companies and technology providers are adjusting to a substantially redesigned reporting system.

That does not mean every appraisal will experience a delay, but buyers should remain aware of appraisal timing when planning a transaction.

Does the appraisal replace a home inspection?

No.

An appraisal primarily supports an opinion of market value for the lending transaction.

A home inspection is a separate evaluation of the physical condition of the property and its systems for the buyer.

Buyers should continue conducting appropriate inspections and other due diligence.

Will the new system make it harder for a home to appraise at the contract price?

Not simply because UAD 3.6 is being used.

The contract price still needs to be supported by appropriate market evidence.

UAD 3.6 changes the detail and structure of the appraisal report, not the fundamental requirement that the appraiser develop a credible opinion of market value.

Does UAD 3.6 apply to cash buyers?

A cash buyer generally does not have a lender requiring a mortgage appraisal.

A cash buyer can still choose to obtain an independent appraisal, but the November 2 Fannie Mae and Freddie Mac submission requirement is tied to applicable mortgage appraisal reporting.

Does the November 2 deadline apply to FHA loans?

No, not as the mandatory FHA date.

FHA is also transitioning to UAD 3.6, but HUD has indicated that FHA's mandatory implementation date will be announced separately.

The November 2 mandate discussed here is specifically tied to the Fannie Mae and Freddie Mac transition.

Are appraisal changes a reason to prepare a home differently before selling?

They are another reason to be intentional about preparation.

Sellers should already be documenting major improvements, understanding deferred maintenance, evaluating condition and studying comparable sales before listing.

More detailed appraisal reporting makes having accurate property information readily available even more worthwhile.

---

The Bottom Line

The November appraisal changes may sound like something only lenders and appraisers need to understand.

They aren't.

Ultimately, they touch the same question buyers and sellers care about:

How is this particular property understood, compared and valued?

For sellers, the change reinforces the importance of accurate property information, condition, preparation and thoughtful positioning.

For buyers, it reinforces the importance of looking beyond price and square footage to understand what actually separates one property from another.

The appraisal report is becoming more detailed.

But one fundamental principle isn't changing:

The market still has to support the value.

If you're considering buying or selling a home in the Savannah area, understanding the property, the market and the numbers before the appraisal is ever ordered can put you in a much better position when you reach that stage of the transaction.

 

Get In Touch - 1 Click to Everything

---

Rachael Blunt is a REALTOR® with Epique Realty serving Savannah and the surrounding areas, including Chatham, Bryan, Effingham and Liberty counties. Her approach combines detailed market analysis, property preparation, documentation and clear communication to help buyers and sellers make informed real-estate decisions.

Rachael works with buyers, sellers, relocation clients and homeowners evaluating their options throughout the Greater Savannah market. She is known for a calm, data-driven approach and for helping clients understand not just what is happening in the market, but what it means for their individual property or transaction.

Learn more about buying, selling and living in the Savannah area at rachaelblunt.com.