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I know there is a difference between them. They look at different things so my questions is:
I had one done when I refi the house - now when I sell how close to the refi apreasel should my sale price be.
the realtor two years ago said to list at one price and we did improvements since so this time we listed 10,00 higher (but still under refi app.) I understand the area and market determines the price but I can't affored to give the house away. I don't want to take a beatten on it. I am looking at the app. as what the house is worth.
a refinance appraisal is usually a Comparative market analysis meaning they take 3-5 similar homes in your neighborhood that have resently sold and compare them to yours
they fudge the numbers a little in case you have something they dont or they have something you dont
market analysis is just that they analize how much buyers will pay for homes in your area. so if your home was recently refinanced you can guess that it would be a good number to list your house at.
I think a lot depends on your local market. It's been my experience that re-fi appraisals are usually on the high side (but not always). I know of many sellers who assumed that they could list their home at what a recent refi appraisal showed, only to have to reduce the price to what the market value truly was. The best way to determine what price you should list your home at is to talk with several realtors and have them each show you a CMA, and explain to you what is happening in your local market (i.e., home prices rising or falling, average days on market, etc.)
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