Episode 28: Inside the Appraisal Process with a Real Appraiser
Ever wondered what really happens inside the appraisal process? In this episode, we sit down with Alyssa’s dad, Johnny Allphin- a seasoned residential real estate appraiser with over 40 years of experience. From old-school glue sticks and film photos to lasers and detailed documentation, Johnny takes us behind the scenes of appraising homes, breaking down the myths and revealing what Realtors really need to know.
How It All Started: A Family Legacy in Real Estate
Johnny shares how his journey began in college, when he took a single appraisal course that sparked a lifelong career. Following in his father’s footsteps, who was the very first VA appraiser in the Southeast region, Johnny carved his own path in a time before licensing even existed.
Appraisal Then vs. Now
From handwritten reports to strict licensing requirements, Johnny explains how appraising has evolved. He shares stories of past hustle—18-hour days, marketing to banks with popcorn tins, and typing reports in triplicate. Today’s appraisers face far more regulation, including hours of coursework, licensing exams, and a mandatory three-year trainee period.
Barriers to Entry in Appraising
Unlike becoming a Realtor, which can be completed in just a few weeks, appraising requires a college degree, 200+ hours of coursework, and hands-on mentorship. Johnny explains why he never took on a trainee until now and outlines the challenges that come with training someone who could later become a competitor.
What Realtors Get Wrong—and Right
Want to make life easier for your appraiser? Provide a clear list of five-year upgrades, realistic MLS data, and any relevant comps—even if they don’t always make the cut. Johnny shares his biggest pet peeve: being handed sales from outside the neighborhood with no explanation. He also emphasizes how misleading or sparse MLS entries can complicate the entire valuation.
Understanding Comparable Sales and Subjectivity
We explore how appraisers make adjustments to comparables. Spoiler alert: it’s not a fixed formula. Whether it’s a $25,000 patio or an in-ground pool, value adjustments depend on market demand, neighborhood norms, and paired sales analysis. Yes, inside the appraisal process, things are more subjective than you might expect.
Can You Dispute a Low Appraisal?
Absolutely—but you need solid support. Johnny explains how Realtors can challenge a valuation through the lender by submitting better comps or pointing out overlooked updates. While most appraisals don’t come in low, he walks us through what happens if one does and how he personally reviews disputes.
Hot Topics: Market Value, Multiple Offers, and Pre-Listing Appraisals
Johnny clears up confusion around market value, especially when multiple offers are involved. He explains why a strong offer—even above asking—can reflect true market value. He also shares his take on pre-listing appraisals and why they might be useful in some scenarios, especially for unique properties or skeptical sellers.
New Threats to the Industry
A major shift is coming: pilot programs that eliminate the need for appraisers to physically inspect homes. Johnny warns this could harm the profession and reduce valuation accuracy. He discusses how he’s adjusting to a changing landscape while still holding firm to the high standards he’s upheld for decades.
The Real Definition of Hustle
Reflecting on years of early mornings, field trips, and deadlines, Johnny talks about the freedom and responsibility of being self-employed. Hustle meant flexibility—working from home late at night or squeezing in appraisals around family life. And while technology has helped, being an appraiser still means showing up, doing the work, and knowing your market.
A Family Toast
Alyssa closes out the episode with a heartfelt toast to her dad—and to Popo, her grandfather—celebrating their legacy in real estate. Without their guidance and inspiration, she might never have stepped into this career.
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