Selling Your Louisville-Area Home?
Prepare Now for the New Appraisal Report
Starting November 2, 2026, most new conventional mortgage appraisals will look different. Fannie Mae and Freddie Mac are switching to a redesigned appraisal report built on a data standard called UAD 3.6.
If you plan to sell a home in Louisville or the surrounding area this fall or winter, your buyer’s financing will likely depend on that appraisal. Here is what is changing and how to prepare.
What is Changing?
UAD stands for Uniform Appraisal Dataset. The new version retires the familiar appraisal forms. Fannie Mae describes the replacement as a “single data-driven, flexible, and dynamic appraisal report for any residential property type”
The report relies less on written narrative and more on structured data fields. The appraiser still forms an independent opinion of value. What changes is how much detail the appraiser documents about your home.
Key Dates
- November 2, 2026: UAD 3.6 becomes mandatory for new conventional appraisal reports.
- May 19, 2027: Lenders granted a temporary exception, announced September 30, may submit
older-format reports through this date.
FHA lenders may use either format as of October 1, 2026. Your buyer’s appraisal may arrive in either
format depending on the lender and loan type.
Why This Matters in Today’s Market
According to the Greater Louisville Association of REALTORS, the Louisville-area median sale price was $300,000 for the month ending August 2026, up 1.2% from a year earlier. Homes sold for 98.6% of list price on average, and the cumulative days on market until sale rose to 46 days from 38.
With homes taking longer to sell, a smooth appraisal helps keep your contract on track. Organized records make that easier by preventing unnecessary closing delays.
What the Appraiser Will Document
Under UAD 3.6, condition and quality are rated separately for the exterior, the interior, and the home overall. The report also has dedicated sections for:
- Energy-efficient and green features, such as solar panels or building certifications
- Disaster mitigation features
- Detailed update information for kitchens, bathrooms, and major components
- Accessory units, detached garages and outbuildings
During the transition, expect more detailed questions about improvements, systems, and permits. Verifiable records carry more weight than recollection
Build Your Home Records Folder
The appraisal inspection should not be the first time anyone pieces together your home’s history. Start a folder with:
- Improvements: A dated list of remodels, additions, replacements, and major repairs, with invoices when available. Note whether each was a repair or a full remodel.
- Permits: Permit numbers, approvals, or certificates for work that required them
- Major systems: Approximate age of the roof, HVAC, water heater, windows, and electrical service
- Atypical areas: Finished basements, converted spaces, additions or detached structures that public records may describe differently
- Energy and mitigation features: Solar equipment, generators, storm shelters or upgraded roofing, with documentation
- Site features: Garages, workshops, fencing, pools, driveways and easements
- HOA details: Dues, restrictions, assessments and governing documents, if applicable
- Condition and disclosures: Known repairs, storm or insurance work, and disclosures already made
Keep known facts separate from estimates. If you don’t know the exact year a roof was replaced, say so rather than guess.
Cost and market value are not the same. A receipt shows what was done and when. It does not tell the appraiser how much value the work adds.
On Appraisal Day
- Make the attic, crawl space, outbuildings, and other agreed areas accessible
- Keep utilities on so systems can be observed
- Secure pets
- Do not hide known condition issues or contradict your disclosures
Respect Appraiser Independence
You may provide factual information through the proper channels. No one should pressure an appraiser toward a specific value, adjustment, or comparable sale. Do not ask the appraiser to “hit” the contract price or argue for a number during the inspection.
If the Appraisal Comes in Low
A low appraisal does not automatically end a sale. The buyer’s lender handles any reconsideration of value, so do not contact the appraiser directly. If there are factual errors, your agent can help supply corrected information. You and the buyer may also renegotiate, or the buyer may contribute additional cash, depending on the contract.
How I Prepare My Sellers
My role is not to tell an appraiser what a home is worth. I help you assemble improvement records, permits and property details before the appraisal, and I keep a record of what was provided and when. I also use current MLS data to price your home based on recent comparable sales.
Planning to Sell This Fall or Winter?
If you are selling in Louisville, Oldham County, or the surrounding area and want help preparing for the new appraisal process, call me at (502) 296-0085 or message me.
This article is for general educational purposes and is not legal, financial, or appraisal advice. UAD 3.6 dates are set by Fannie Mae and Freddie Mac and may change. Consult your lender, attorney, or a licensed appraiser about your specific transaction.