How Do I Handle a Low Appraisal When Selling My Home in Nashville?

by Nik Shewmaker

How Do I Handle a Low Appraisal When Selling My Home in Nashville?

How do I handle a low appraisal when selling my home in Nashville?

If your Nashville home appraises low, you can challenge the appraisal, request a second opinion, renegotiate the price, or work with your buyer to make up the difference. Having an experienced local agent like Nik Shewmaker in your corner helps protect your bottom line and navigate the process with confidence.

What Causes a Low Appraisal?

Appraisals are based on recent comparable sales (“comps”) and the condition of your home. But Nashville’s real estate market is dynamic, and appraisals don’t always reflect rising demand or upgrades you’ve made. A low appraisal can stem from:

Outdated or mismatched comps
Lack of recent sales in your neighborhood
Inexperienced or out-of-area appraisers
Unpermitted improvements not reflected in county records
Shifts in market conditions between contract and appraisal date

As Nashville’s housing market continues evolving—especially in hot neighborhoods like East Nashville, The Nations, and Germantown—appraisals can lag behind actual buyer demand.

What Happens if the Appraisal Comes in Low?

In most Nashville home sales, the buyer’s lender requires the home to appraise at or above the purchase price. If the appraisal falls short, here’s what can happen:

The buyer can walk away (if they have an appraisal contingency).
You and the buyer can renegotiate the price.
The buyer can make up the difference with additional cash.
You can dispute or challenge the appraisal.

No matter which option you pursue, it helps to have a skilled negotiator—like Nik Shewmaker—who can keep the deal together without sacrificing your bottom line.

4 Strategies to Handle a Low Appraisal in Nashville

1. Review and Challenge the Appraisal Report

Carefully examine the appraiser’s report. Are the comps truly comparable? Did they use outdated or inappropriate sales data?

Nik’s Tip:
If the appraisal missed major upgrades (like a renovated kitchen or added square footage), Nik can help compile photos, receipts, and a CMA (Comparative Market Analysis) to build a case for a revision.

2. Negotiate with the Buyer

If the buyer loves the home, they may be willing to bring extra cash to cover the appraisal gap. Or, you can meet them halfway by reducing the price slightly while they increase their down payment.

Example:
Your Nashville home is under contract for $750,000, but it appraises at $725,000. You might drop the price to $735,000, and the buyer brings $10,000 more in cash to close the deal.

3. Request a Reappraisal

This is rare—but if the appraisal is riddled with errors or you can show that the comps were inappropriate, the buyer’s lender may approve a second appraisal. Nik can help you document your case professionally.

4. Adjust Pricing or Relist

If the buyer won’t budge and you believe the appraisal is accurate, you may need to relist the home at a more market-supported price. In a fast-moving Nashville market, that can still result in multiple offers—especially with the right strategy.

How to Prevent a Low Appraisal

Proactive steps can help reduce the risk of a low appraisal derailing your sale:

Stage and maintain your home’s best features so it shows well during the appraisal visit.
Make sure the appraiser has access to recent improvements, receipts, and upgrades.
Hire a local real estate expert like Nik Shewmaker who understands what local appraisers look for and can prepare a compelling CMA.

Nik often meets the appraiser personally, providing a comprehensive packet that includes neighborhood insights, listing history, and a highlight reel of upgrades—helping influence a more accurate outcome.

Local Insight: Nashville Appraisal Trends

In hot zip codes like 37206 (East Nashville) and 37122 (Mount Juliet), homes often receive multiple offers over asking price. But appraisers must stick to historical sales data—meaning they can’t always “match” market excitement.

According to recent Middle Tennessee MLS data:

Homes in Davidson County sold for 102.3% of list price on average in competitive pockets.
However, appraisals came in under contract price on 14% of transactions in Q1 2025.

This means your agent’s negotiation strategy and appraisal prep matter more than ever.

Why It Pays to Have Nik Shewmaker on Your Side

As Nashville’s Nik, I’ve helped hundreds of sellers navigate low appraisals without losing sleep—or money. I know the neighborhoods. I understand how local appraisers operate. And I come to the table prepared.

When you work with me, you’re not just getting a sign in the yard. You’re getting a professional advocate who knows how to:

Identify and document true market value
Communicate clearly with lenders and buyers
Renegotiate with strength and care
Keep your deal moving forward

Final Thoughts: Stay Calm, Stay Strategic

A low appraisal is frustrating—but it doesn’t have to ruin your sale. With the right strategy and a local expert by your side, you can move forward with clarity and confidence.

If you're preparing to sell your home in Nashville and want to avoid appraisal surprises, let’s chat. I’ll walk you through what to expect, how to protect your price, and how to attract serious, qualified buyers from day one.

📞 Ready to protect your sale price?

Contact Nik Shewmaker, Nashville’s Nik, for expert local guidance and appraisal-proof selling strategies that work.

What Is the Best Time to Sell a Home in Nashville, TN?

What is the best time to sell a home in Nashville, TN?
The best time to sell a home in Nashville, TN is typically during the spring and early summer months—April, May, and June. Homes listed during this period tend to sell faster and closer to asking price due to increased buyer demand and favorable weather conditions.

Why Timing Matters in Real Estate

When you decide to sell your home, timing isn't everything—but it's close. While a well-priced and well-presented home can sell in any season, listing your home when demand is naturally higher gives you a significant edge. In Nashville’s real estate market, timing can mean the difference between a bidding war and sitting on the market for weeks.

Nashville's Real Estate Market Cycles

Spring: Prime Selling Season (March–June)

High buyer demand: Warmer weather brings out more serious buyers.
Tax refunds: Many buyers use tax returns for down payments.
Curb appeal: Landscaping blooms, homes show better.

Stat Snapshot: According to Greater Nashville Realtors® data, homes listed in April and May sell 10–15% faster and often closer to list price than those listed in fall or winter.

Summer: Still Strong (July–August)

Families on the move: Buyers with children want to settle before the school year.
Longer daylight: More time for showings.

Fall: Slowing but Serious (September–November)

Motivated buyers: Fewer “lookers,” more qualified buyers.
Less competition: Fewer homes on the market means yours may stand out.

Winter: The Quiet Season (December–February)

Low inventory: You may face less competition.
Relocation season: End-of-year job changes prompt serious buyer activity.

Local Insights: Nashville-Specific Selling Trends

Nashville isn’t just growing—it’s booming. But within that boom, neighborhoods behave differently. Here’s what you should know:

1. East Nashville

Buyers here trend younger and trendier. They often start shopping early spring.

2. Brentwood & Franklin

Families dominate these markets. Listings in May and June often perform best as parents plan around school schedules.

3. The Nations & Sylvan Park

Mid-spring into early summer sees strong demand from move-up buyers looking for walkability and lifestyle.

Quick Tip from Nashville’s Nik: “If you’re thinking of selling in Green Hills, consider listing by mid-April. It hits that sweet spot right before summer travel starts.”

Other Factors That Influence Your Ideal Timing

Even the best seasonal window won’t compensate for:

Overpricing
Poor marketing
Neglected repairs or staging

Timing is just one piece of the puzzle. Here's what else to consider:

Market Conditions

Low inventory? Great time to stand out.
High interest rates? May slow down certain buyer groups.

Personal Timeline

Relocation? Divorce? New job? Sometimes you sell when you have to.

Your Home’s Condition

Is it move-in ready or in need of updates?

How Nik Shewmaker Helps You Choose the Right Time

Selling at the right time takes more than a calendar. It takes a plan. Here’s what I offer as your Nashville real estate expert:

Local market expertise: I analyze hyper-local data and trends, not just general averages.
Pre-market strategy: From prepping and staging to timing the listing, we make sure your home shines.
Customized timing plan: Based on your goals, neighborhood, and the type of home you’re selling.

Bonus: I’ll tell you if now isn’t the best time to list—and why.

Pros and Cons of Selling in Each Season

Season	Pros	Cons
Spring	High demand, better prices, faster closings	More competition
Summer	Longer days, motivated family buyers	Vacations may slow activity
Fall	Less competition, serious buyers	Fewer buyers overall
Winter	Low inventory, less competition	Slower pace, holidays disrupt showings