PRE-LISTING APPRAISALS · NORTHERN ILLINOIS
Know What Your Home Is Worth Before the Sign Goes Up.
Guess wrong on price and your home sits. Price it right and buyers move fast. A State-Certified appraisal gives you the number you can actually defend.
State-Certified Appraiser
Residential Appraiser
USPAP-Compliant Reports
Every appraisal
BBB A+ Accredited
Accredited Business
Pricing You Can Defend
Market-backed data
When a Pre-Listing Appraisal Makes Sense
Every seller's situation is different. Here are the most common reasons clients come to us before listing.
Why a CMA Is Not Enough
Most sellers get their list price one of two ways: their agent's CMA or their gut. Both are starting points. Neither is a valuation.
A Comparative Market Analysis is a pricing tool. It is prepared by a real estate agent, it is not regulated, and in Illinois, the agent's liability for its accuracy is explicitly limited to the client only, per the Illinois Realtors BPO/CMA Form 500. If it is wrong, the form they had you sign says that is not their problem. The CMA is a marketing document produced by someone whose commission depends on you signing the listing agreement.
Zillow is worse. Zillow's own published accuracy stats show a 7.06% median error rate on off-market homes. On a $300,000 home, that is a $21,000 swing in either direction. Zillow's algorithm does not know about the kitchen you renovated, the roof you replaced, or the railroad track behind the back fence. For rural and unique properties, the error rate climbs higher. In 2021, Zillow lost $880 million buying homes based on its own algorithm, then shut the entire program down. That is how much they trust their own Zestimate.
The math on overpricing is unforgiving. Research from the Indiana REALTORS covering 75,000 transactions found that correctly priced homes go under contract in a median of five days. Homes listed 3-5% over market have a median time to contract of 52 days. And once a home hits 30 days without an offer, it has a 70-plus percent chance of still sitting at 60 days. Buyers start asking what is wrong with it. Agents start recommending price cuts. The reduction that was supposed to help actually signals desperation, and buyers make lower offers because of it.
A pre-listing appraisal from VanEtten Appraisal is a USPAP-compliant opinion of market value from a State-Certified appraiser who earns a fixed fee regardless of what the number says or whether the deal closes. That is the opinion worth building your list price on.
Who We Work With
Homeowners
You have built equity in this home. You deserve to know what it is actually worth before you commit to a list price.
Real Estate Agents
Bring an independent appraisal into the listing presentation and price with confidence. When your seller has a third-party valuation, negotiations are easier and low appraisal gaps become rare.
Relocation Companies
Corporate relocation packages often require independent valuations to establish anticipated sales price for guaranteed buyouts. We provide the reports that meet those standards.
Investors
Selling a rental property or flip? An independent appraisal gives you a defensible exit price your buyer's due diligence will support.
How It Works
Simple, straightforward, and faster than you expect.
Schedule Your Appraisal
Call or submit the form. We will confirm your property details, quote your fee upfront, and find a time that works around your schedule.
We Inspect and Analyze the Market
A State-Certified appraiser visits the property for a thorough on-site evaluation. We measure, photograph, and document condition and features, then research the most current comparable sales in your specific market area.
You Receive Your Pricing Report
A USPAP-compliant appraisal report delivered within 3-5 business days. Your agent can reference it directly. You walk into pricing conversations with a number you can defend.
“Due to varying listing price suggestions from realtors, we decided to have an appraisal done for more clarity. I felt very fortunate that I found Scott. From the first phone call he was extremely professional. He showed up on time for the appraisal appointment and was extremely pleasant to deal with. He took the time to discuss details about our neighborhood and our home. The turnaround time was quick for the appraisal results. My husband and I felt extremely confident in his analysis of our home’s value. We definitely would recommend his services.”
Tonya Murray | Google Review
“Scott VanEtten provided a thorough and professional evaluation of my property, offering clear and detailed insights into its current market value. Scott was friendly, responsive, knowledgeable, and most of all professional. He ensured that the entire process would be smooth and efficient. I highly recommend their service for anyone seeking an accurate and reliable property appraisal.”
Lisa James | Google Review
“An amazing company! Scott was professional, concise, and extremely educational. He taught me how I could increase the true value of my home without wasting money in superficial areas. You will be in great hands!”
Ray Richmond | Google Review
Pre-Listing Appraisal FAQs
Questions? Call (779) 207-6523.
Ready to Price It Right?
List with confidence. A State-Certified appraisal from VanEtten Appraisal gives you the number you can defend from day one through closing.
- Fast communication, real answers. No waiting around.
- No obligation, just accurate information
- Serving all of Northern Illinois from 4 locations
- Reports accepted by all major lenders and courts