🚨 Mortgage Appraisal Rebuttal Letter Template 2026: Challenge Low Appraisal

What Is an Appraisal Rebuttal Letter?

An appraisal rebuttal letter (also called "Reconsideration of Value" or ROV) is a formal request to the lender asking them to review and potentially increase a low appraisal. You provide better comparable sales data that the appraiser missed or ignored.

Here's the key: You can't just complain. You need PROOF that the appraisal is wrong - specifically, better comparable sales (comps) that support a higher value.

🔥 Real Reddit Story (December 2025)

"Offer accepted at $425K. Appraisal came in at $395K. $30K short! I was about to walk away. Then my agent found 3 better comps within 0.5 miles that sold for $420K-$435K in the last 60 days. Wrote a rebuttal letter with those comps. Appraiser revised to $422K. Deal saved!"

- u/saved_my_deal, r/RealEstate

This is EXACTLY how rebuttal letters work when done correctly. Data beats emotion every time.

🎯 When to Challenge an Appraisal (Success Rate by Scenario)

HIGH Success Rate (67-85%)

FIGHT IT

✓ You have 3+ better comps within 1 mile sold in last 90 days
✓ Appraiser used comps from different neighborhood
✓ Appraiser used comps 6+ months old (market moved up)
✓ Appraiser missed recent upgrades (new roof, kitchen, etc.)
✓ Appraiser used smaller/older homes as comps

MEDIUM Success Rate (30-45%)

MAYBE

~ You have 1-2 better comps (not enough data)
~ Appraiser's comps are reasonable but you disagree on adjustments
~ Market is declining (hard to prove higher value)
~ Appraisal is only $5K-$10K low (within margin of error)

LOW Success Rate (5-15%)

DON'T BOTHER

✗ You can't find better comps (appraiser was right)
✗ You're just upset about the value (no data)
✗ Appraisal is $50K+ low (likely accurate - you overpaid)
✗ Multiple recent sales in area support low value
✗ Property has major issues (foundation, mold, etc.)

📝 FREE Appraisal Rebuttal Letter Template (Copy-Paste)

👇 Copy this template and fill in the [BRACKETS] with your information:

[Your Name]
[Your Address]
[Your Phone]
[Your Email]

[Date]

[Lender Name]
Attn: Underwriting Department
[Lender Address]

RE: Request for Reconsideration of Value (ROV)
Property Address: [Property Address]
Loan Number: [Loan Number]
Original Appraisal Value: $[Original Value]
Original Appraisal Date: [Date]

Dear Underwriting Team,

I am writing to respectfully request a reconsideration of value for the above-referenced property. After carefully reviewing the appraisal report, I have identified [NUMBER] comparable sales that were not included in the original analysis, which I believe support a higher valuation.

SPECIFIC CONCERNS WITH ORIGINAL APPRAISAL:

1. Comparable Sales Selection: The appraiser used comparable sales from [ISSUE - e.g., "different neighborhood 2 miles away" or "sales from 8-12 months ago"], which do not accurately reflect current market conditions in the immediate area.

2. Recent Market Activity: There have been [NUMBER] sales within 0.5 miles of the subject property in the last 90 days ranging from $[LOW] to $[HIGH], indicating a higher market value than the appraisal suggests.

3. Property Features: The appraisal may not have fully accounted for [UPGRADES - e.g., "recent kitchen renovation ($45K), new roof (2024), hardwood floors throughout"].

ALTERNATIVE COMPARABLE SALES:

I have identified the following comparable sales that I believe are more appropriate:

Comparable #1:
Address: [Address]
Sale Date: [Date]
Sale Price: $[Price]
Square Feet: [SF] (Subject: [SF])
Bedrooms/Baths: [Bed/Bath] (Subject: [Bed/Bath])
Distance: [Distance] miles
Why Better: [REASON - e.g., "Same neighborhood, similar age, sold 30 days ago vs appraiser's 6-month-old comps"]

Comparable #2:
[Repeat format above]

Comparable #3:
[Repeat format above]

SUPPORTING DOCUMENTATION ATTACHED:

• MLS listings for alternative comparable sales
• Recent sales data from [Zillow/Redfin/MLS]
• Photos of property upgrades
• Receipts for recent improvements

REQUESTED ACTION:

Based on the above analysis, I respectfully request that the appraiser reconsider the property value. The alternative comparable sales suggest a value of approximately $[REQUESTED VALUE], which is $[DIFFERENCE] higher than the original appraisal.

I understand that the appraiser has the final determination of value, but I believe this additional data warrants a second review. I am available to discuss this matter further and provide any additional information needed.

Thank you for your time and consideration.

Sincerely,

[Your Signature]
[Your Printed Name]

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📊 How to Find Better Comparable Sales (12-Point Checklist)

1
Distance: Find comps within 0.5 miles (closer = better). Appraiser used 2+ miles? That's your opening.
2
Sale Date: Find comps sold in last 90 days (fresher = better). Appraiser used 6+ month old comps? Market moved up.
3
Square Footage: Find comps within ±10% of subject property SF. Appraiser used 500+ SF difference? Not comparable.
4
Bed/Bath Count: Match exactly if possible. 4bed/3bath subject vs 3bed/2bath comp = bad comp.
5
Age: Find comps within ±10 years of subject age. 2020 build vs 1975 comp = not comparable.
6
Condition: Match condition (excellent, good, fair). Appraiser used fixer-uppers as comps for your renovated home? Challenge it.
7
Lot Size: Match within ±25%. 0.5 acre subject vs 0.1 acre comp = bad comp (especially in suburbs).
8
Neighborhood: Same subdivision/neighborhood is CRITICAL. Appraiser crossed major roads/highways? Not comparable.
9
School District: Same school district adds 5-15% value. Different district = not truly comparable.
10
Features: Match key features (pool, garage, basement, etc.). Your home has pool, comp doesn't = adjust up $25K-$50K.
11
Upgrades: Document recent upgrades (kitchen, roof, HVAC). Appraiser missed $50K kitchen reno? Include receipts.
12
Market Trend: If market is rising 1%/month, 6-month-old comps are 6% too low. Show recent trend data.

⚠️ 5 Mistakes That Kill Your Rebuttal (Avoid These!)

❌ Mistake #1: Emotional Arguments

Wrong: "This appraisal is ridiculous! I paid $425K so it's worth $425K!"
Right: "Here are 3 comps within 0.5 miles that sold for $420K-$435K in last 60 days."

❌ Mistake #2: Using Zillow Zestimate

Wrong: "Zillow says it's worth $430K!"
Right: "Here are actual MLS sales (not estimates) with addresses, dates, and prices."

❌ Mistake #3: No Supporting Documentation

Wrong: Just writing a letter with no attachments.
Right: Attach MLS listings, photos, receipts for upgrades, market trend data.

❌ Mistake #4: Waiting Too Long

Wrong: Waiting 2 weeks to submit rebuttal.
Right: Submit within 48-72 hours of receiving appraisal. Time kills deals.

❌ Mistake #5: Attacking the Appraiser

Wrong: "This appraiser is incompetent and doesn't know the market!"
Right: "I respectfully believe additional data warrants reconsideration."

❓ Frequently Asked Questions

What's the success rate of appraisal rebuttals?

67% success rate when you provide 3+ better comps with detailed analysis. 12% success rate when you just complain without data. 85% success rate when appraiser made obvious errors (wrong neighborhood, 6+ month old comps, missed major upgrades).

How long does the rebuttal process take?

Typically 5-10 business days. Appraiser reviews your data, may do a desk review or revisit property, then issues revised appraisal or denial. Some lenders expedite to 48-72 hours if deal is time-sensitive.

Can the appraisal go DOWN after a rebuttal?

Technically yes, but extremely rare. If appraiser finds NEW negative information during review (e.g., foundation issues they missed), value could decrease. In practice, this happens less than 1% of the time. Most likely outcomes: (1) value increases, (2) value stays same, (3) rebuttal denied.

What if my rebuttal is denied?

You have 3 options: (1) Pay the difference (bring more cash to closing), (2) Renegotiate price with seller (ask them to lower price to appraisal), or (3) Switch lenders and get a new appraisal (different appraiser may value higher).

Who pays for the rebuttal review?

Usually free. Most lenders don't charge for ROV review because it's part of the appraisal process. However, if you request a second full appraisal (not just a review), that costs $400-$600 and you pay for it.

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📚 Related Articles

→ Low Appraisal: What to Do 2026 → Home Appraisal Process 2026 → Appraisal Gap Coverage Guide → Appraisal Lower Than Purchase Price

🚨 Appraisal Rebuttal Letter Template 2026

Michael Thompson

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