“The showing by Ross Kaplan (612-926-8005) ( rosskaplan@edinarealty.com) at 2725 France Ave S, Minneapolis, MN 55416 (KeyBox# 32172172) began 01/12/2018 9:17AM.”

–email sent automatically by Realtor’s electronic lockbox.

What’s the best way for a listing agent (representing a Seller) to ensure that they’ll connect with the appraiser sent out by the Buyer’s lender?

Note to listing agents (and their clients!): you want that to happen, for a host of reasons.**

The listing agent can always leave a packet of materials for the appraiser, including an updated Comparative Market Analysis (“CMA”), in the home.

However, that doesn’t guarantee that the appraiser will review the listing agent’s analysis carefully, or fully appreciate the key points.

Another strategy is to email the materials to the appraiser in advance.

Also OK, but subject to the same limitations.

All of which is why personally meeting the appraiser is preferable.

In-Person Meeting

The catch is, appraisal appointments can be made last-minute, giving the listing agent practically no advance notice.

Call that residential real estate’s version of The Golden Rule (“whoever has the gold, makes the rules”).

Too, busy appraisers can arrive any time during the standard one-hour appointment window — if not before or after.

The solution?

For the equally busy listing agent (in this case, me) to wait to receive an automatic email (example above) telling them that their electronic lockbox has just been opened.

Then, race over to the client’s house to meet the appraiser.

Of course, that requires that: 1) the agent is using an electronic (not mechanical) lockbox, which sends such notices; 2) the agent’s office is nearby; and 3) the agent is able to drop what they’re doing, and immediately meet the appraiser.

“Check,” “check,” and “check,” in my case yesterday.

In fact, the email notice above says my name because I got to the 9:30 am appointment early to turn on the lights.

**A face-to-face meeting, however brief, ensures that the appraiser has the most current sales price; is analyzing the right Comp’s, the right way; knows the area, etc.

See also, ““Meeting the Appraiser Multiple Choice.

About the author

Ross Kaplan has 19+ years experience selling real estate all over the Twin Cities. He is also a 12-time consecutive "Super Real Estate Agent," as determined by Mpls. - St. Paul Magazine and Twin Cities Business Magazine. Prior to becoming a Realtor, Ross was an attorney (corporate law), CPA, and entrepreneur. He holds an economics degree from Stanford.

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