Executive order on promoting access to mortgage credit

[Non Sequitur]

Major threat? We can only hope:

 

[Digger88]

Key phrase is, “shall consider”. In my 34 years of appraising, 34 years of being told I will be obsolete in 6 months, I have my doubts. “Shall consider” has always been associated with, “it’s a thought!” . Like, “do I want to go to a flea market on my day off? It’s a thought.”

exactly, I remember my mentor in 95 saying this 6 cassette tape package will tell me how to diversify bc they want to get rid of appraisers.

 

[Non Sequitur]

exactly, I remember my mentor in 95 saying this 6 cassette tape package will tell me how to diversify bc they want to get rid of appraisers.

And they are getting rid of appraisers, just because they haven’t starved you out yet doesn’t mean it isn’t happening. Look around, we’re less than half of what we were 15 years ago, and from a graphic I saw not long ago 25% down from pre-pandemic levels. Truth is every Value Acceptance (fka Waiver) used to close a loan replaced an appraiser. Every Value Acceptance plus PDR use a close a loan replaced an appraiser. Every ACE used to close a loan replaced an appraiser. Every ACE plus a PDR used to close a loan replaced an appraiser. Everyone knows mortgage volume is down from peak, but so are appraiser numbers. When comparing the two we should be drowning and work, but we aren’t.

 

[DWiley]

Everyone knows mortgage volume is down from peak, but so are appraiser numbers. When comparing the two we should be drowning and work, but we aren’t.

What numbers do you have that support that assertion? When I look at the number of loans originated over the past three years I see ~40% reduction in the number of loans as compared to what was normal in the decade pre-COVID. From what I see, appraisal work would be way down, even without the use of alternative valuation methods. The "best" months (volume wise) for the past couple of years are worse than the "worst" months used to be.

Origination Activity | Consumer Financial Protection Bureau

Origination Activity

www.consumerfinance.gov

 

[Non Sequitur]

What numbers do you have that support that assertion? When I look at the number of loans originated over the past three years I see ~40% reduction in the number of loans as compared to what was normal in the decade pre-COVID. From what I see, appraisal work would be way down, even without the use of alternative valuation methods. The "best" months (volume wise) for the past couple of years are worse than the "worst" months used to be.

Origination Activity | Consumer Financial Protection Bureau

Origination Activity

www.consumerfinance.gov

Fair question. Below is a graph an appraiser posted to a group I belong to. It’s not perfect, but IMO it illustrates my point: Appraisers shouldn’t be starving out of the business right now even with low volume considering the number of appraisers who are still in the game. And to your point of a 40% reduction in the number of loans. Considering we may be approaching near the same percentage of reduction in appraisers in that timeframe, I stand by my point: Appraisers are being replaced.

Edit: And beyond the numbers, every national firm and AMC that has a seat on TAF’s Board of Trustees or AQB’s board or bought a seat on the Industry Advisory Council, is hiring nationwide. They have the inside info and connections, they know the game.

 

[alebrewer]

Of course appraisers are being replaced. Anyone who says differently is either naive or willfully oblivious. I don't, however, think that it's a personal assault against appraisers. I think it's just more a natural progression due to: (1) the cost and time expenditure that an appraisal commands, and (2) technology. The appraisal fee is one of the biggest fees on the CD (typically), and the time expenditure is greater than any other aspect of the collateral underwrite. It makes sense that the appraisal would be one of the primary targets for modification/elimination. Combine that with the now universal (it seems) access to previously unattainable MLS data, along with the continually improving valuation technology, and it's like putting the appraisal industry on the proverbial chopping block.

As an aside - watched a documentary yesterday on the elimination of pin setters in bowling alleys in the '40's to '60's. Pin setting isn't quite as prestigious a profession as appraising, but the analogy is poignant nonetheless.

 

[Digger88]

And they are getting rid of appraisers, just because they haven’t starved you out yet doesn’t mean it isn’t happening. Look around, we’re less than half of what we were 15 years ago, and from a graphic I saw not long ago 25% down from pre-pandemic levels. Truth is every Value Acceptance (fka Waiver) used to close a loan replaced an appraiser. Every Value Acceptance plus PDR use a close a loan replaced an appraiser. Every ACE used to close a loan replaced an appraiser. Every ACE plus a PDR used to close a loan replaced an appraiser. Everyone knows mortgage volume is down from peak, but so are appraiser numbers. When comparing the two we should be drowning and work, but we aren’t.

sure, I didn't mean to say everything is great ofc there is less to go around now. if you're a noob this job will suck for you if you've read the writing on the wall hopefully they've sought ways to diversify. in that regard it's almost shocking how much work is out there

 

[Hondo]

sure, I didn't mean to say everything is great ofc there is less to go around now. if you're a noob this job will suck for you if you've read the writing on the wall hopefully they've sought ways to diversify. in that regard it's almost shocking how much work is out there

There must be a surplus of mortgage loans or a shortage of appraisers. I have not done AMC work for almost 10 years and I never got may bid requests, but in the past month I have had 8 requests to bid on appraisals and some in the past 2 or 3 months, there must be something happening in this market.

 

[DWiley]

. And to your point of a 40% reduction in the number of loans. Considering we may be approaching near the same percentage of reduction in appraisers in that timeframe...

That is not what I am seeing. I see ~40% reduction in loans per month, but only a ~25% reduction in the number of individual appraisers submitting per rmonth.

 

[Terrel L. Shields]

for the past couple of years are worse than the "worst" months used to be.

Covid pulled refi's and purchases forward (if that makes sense) and so now the volume has not returned to a non-existent "norm'. I mean, when were mortgage activities ever stable? In my region, construction only seems to go one way - up up up but sixty miles away the same is not true.

Fayetteville, AR

Mortgage activity in Fayetteville, AR, remains robust in early 2026 despite high interest rates, supported by a strong local job market​

. While rising rates have tightened affordability and slightly slowed sales from peak levels, demand remains high. Median home prices hover around $347 - 378K​

, with homes selling in roughly 48–52 days.​

Benton Count (NW Corner county & my home county)

Key 2026 Mortgage & Housing Market Trends​

• High Sales Volume: Over 10,000 homes were sold in 2024 and 2025 across the region, with sales in February 2026 increasing 12.5% year-over-year to 486 homes.
• Prices and Demand: As of February 2026, the median home sale price in Benton County is $375,000, a 1.0% increase over the previous year.

Ft. Smith area (60 miles south)

As of early 2026, Sebastian County, AR, shows a resilient housing market with active mortgage activity despite high interest rates. February 2026 saw 101 homes sold, a $220,000 median price, and an average of 71 days on market. The market is competitive, with 161 pending listings and a 5.125% rate for USDA direct​

​

Muskogee, OK (60 miles SW)

As of March 2026, the Muskogee, OK housing market is characterized as a buyer's market with a median home price of approximately $175,000 to $180,000 and 30-year fixed mortgage rates starting as low as 6.25%. The market has seen a 12.54% increase in the median listing price over the past year, while active listings have increased to over 500 in the county.​

Miami, OK (50 miles NW)

The Miami, OK housing market is very competitive, scoring 79 out of 100. The average Miami house price was $139K last month, down 14.7% since last year.​