How Long Is an Appraisal Good For in San Antonio?
One of the most common questions homeowners ask us is: “How long does my appraisal stay valid?”
Whether you’re selling your home, refinancing, or handling a private transaction, understanding how long an appraisal is “good” for can save you time, money, and stress. The answer isn’t always simple — it depends on the purpose of the appraisal and the current real estate market.
📅 Typical Appraisal Validity
Most appraisals are considered valid for about 90 to 120 days (3–4 months). This timeframe is common in both mortgage lending and real estate transactions. Lenders and market participants know that property values can shift quickly, and they want the appraisal to reflect current conditions.
But here’s the key: an appraisal is really just a snapshot in time. The opinion of value is technically only valid on the date the appraiser inspects your home and finalizes the report. Because markets and conditions change, getting a private appraisal as close as possible to the day you actually need it is always best.
🏦 Appraisals for Lending vs. Private Use
Lender-Ordered Appraisals
When a buyer is getting a mortgage, the lender requires their own appraisal, usually through an appraisal management company (AMC).
Even if you just had an appraisal done privately, the lender will order a new one — and in most cases, they won’t accept yours.
For most loans, the appraisal is considered good for 90–120 days.
Private Appraisals (Pre-Listing, Estate, Private Sale)
When you order an appraisal yourself, the validity is more flexible.
A pre-listing appraisal is still highly useful months later, especially if the market hasn’t shifted dramatically.
For private sales (like selling to a tenant or family member), the appraisal can be referenced long after it’s written — though both parties may want to confirm nothing has drastically changed in the market.
📊 What Can Affect the Shelf Life of an Appraisal?
Market Conditions
In a stable market, an appraisal may remain relevant longer.
In a fast-changing market, values can shift in just weeks.
Seasonality
Real estate activity often fluctuates in spring/summer vs. fall/winter.
An appraisal done in July may not perfectly reflect buyer demand in December.
Property Changes
Major renovations, damage, or updates to your home can quickly change its value.
Even cosmetic updates (like painting or flooring) can shift buyer perception.
🔄 Can an Appraisal Be Updated or Extended?
Yes. In some cases, an appraiser can provide an update or re-certification of value. This involves:
Reviewing current market data since the original appraisal date.
Confirming whether the original opinion of value still stands.
Issuing a short addendum instead of redoing the entire report.
This option is usually available for lenders or private homeowners who need to extend the life of a recent appraisal but don’t want to pay for a completely new one.
✅ Final Thoughts
While most appraisals are considered valid for 3–4 months, the truth is that an appraisal is only an opinion of value for one point in time — the day it’s completed. Because the market, your neighborhood, and your property itself can change, the most reliable strategy is to schedule your appraisal as close as possible to the time you actually need it.
At Colby Dunagan Appraisals, we work with San Antonio homeowners who want clear, unbiased opinions of value for pre-listing, private sales, and estate purposes.
👉 Have questions about how long your appraisal will remain relevant? Call us today — and if you decide you don’t need a full appraisal, Brandi Dunagan (Certified Residential Appraiser and licensed Realtor®) can provide a detailed market analysis of your home.