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Get an Accurate Appraisal If a banks or mortgage company uses in house appraisers, it can sometimes cost you a considerable amount of money at closing. For instance, my husband and I once allowed buyers to use their own lender and ended up netting $13,000 less because of a low appraisal. We discovered later that the bank was known for understating appraisals. Don't sign a sales contract contingent on the appraisal of a buyer's lender; draw up your sales contract with a firm price and then give the buyers a specific time to arrange financing, based on that price. You don't want to have to lower your sales price to reflect a lower appraised value. Make sure that your lender's appraisers consider properties sold, but not yet closed and competing listings of similar properties when doing their appraisals, and not just past sales, because past sales alone may not give an accurate picture of your home's true market value in a fast moving market. Even if buyers say that they are prequalified through a lender, it's worthwhile to explain that your lender may be able to offer better financing, and that you're willing to pay a certain portion of their closing costs for them if they'll use your lender. Having a relationship with a lender who is willing to help your buyers finance your home will give you an edge on your competition, and will go a long way toward selling your house quickly, and for top dollar. c Fisher. Professor Jeanette Fisher, author of Doghouse to Dollhouse for Dollars, Joy to the Home, and other books teaches Real Estate Investing and Design Psychology.