By Joseph T Ellington Jr – Licensed Residential Appraiser, Capital Valuations. Reviewed September 2026.
A desktop appraisal is a valuation assignment completed without the appraiser visiting the property. The appraiser uses available property data, images, records, and market information, subject to the client’s scope and any loan-program rules. It is not a promise of instant valuation or a substitute for every in-person assignment.
What changes from an on-site appraisal?
| Feature | Desktop | Traditional interior/exterior visit |
|---|---|---|
| Appraiser visit | No appraiser property visit | Appraiser observes property within the assignment scope |
| Property evidence | Third-party data, records, photographs, floor plans and verification | Direct observations plus research |
| Key risk | Incomplete or outdated data about condition and features | Observations still do not replace a home inspection |
Fannie Mae’s desktop appraisal guidance specifies conditions for eligible loans and required property data. Lender eligibility depends on the loan, property and current program. A hybrid appraisal is different: a third party may collect on-site data while the appraiser performs the valuation; see our hybrid appraisal guide.
When data is insufficient
An addition, unusual condition, inconsistent living area records, or a unique property may call for a different inspection scope. The appraiser must identify relevant limitations and obtain enough credible information for the assignment. It is wrong to infer interior condition from an old listing photograph as if observed today. See measurement practices and appraisal versus inspection.
Who chooses the format?
For a mortgage, the lender and applicable program ordinarily determine eligibility and ordering; a homeowner cannot require a desktop report. For a private assignment, we can discuss the intended use and whether sufficient information is available. Contact Capital Valuations with the address, purpose, and timing.
