In Tampa, sales associates cannot prepare appraisals for lenders when representing buyers or sellers.

Let me answer a common question that pops up in Tampa real estate conversations: Can a sales associate prepare an appraisal for the lender if they’re representing a buyer or seller? The short answer is no. The longer explanation gets into the nuts and bolts of ethics, independence, and how the entire lending process stays fair for everyone involved.

What an appraisal actually is, and how it differs from a CMA

First, it’s helpful to separate two often-confused ideas: the appraisal and the CMA (comparable market analysis). A CMA is something most real estate professionals prepare for clients to give a ballpark sense of value based on recent sales and current market activity. It’s a helpful starting point, but it isn’t a formal valuation. An appraisal, on the other hand, is a formal, lender-ordered figure produced by a licensed or certified appraiser. It’s meant to stand up to scrutiny in a financing scenario, with strict standards and documented data behind every conclusion.

In Tampa’s hot market, it’s easy to assume value should be obvious. Yet when a lender is deciding how much to loan, they need an objective, third-party appraisal to confirm that the property’s value justifies the loan amount. That objective lens is what keeps the deal’s financial pieces from tilting toward one side.

Why independence is non-negotiable

Here’s the thing: appraisals must be conducted by someone who is independent of the transaction. If a sales associate—who earns a commission based on closing the deal—were allowed to prepare the appraisal, we’d be flirting with conflicts of interest. The appraised value could be swayed, inadvertently or deliberately, to favor a buyer or seller. That risks inflating or deflating the value, which isn’t just a minor misstep—it undermines trust in the whole process.

Ethics and rules aren’t just cute badges. They’re the backbone of real estate in Florida and beyond. The Uniform Standards of Professional Appraisal Practice (USPAP) set the baseline for how appraisals must be prepared, documented, and reported. In Florida, the Florida Real Estate Appraisers Board (REAB) oversees licensing and conduct to ensure appraisers stay independent and qualified. When you combine USPAP with state regulation, the integrity of the appraisal process isn’t left to guesswork—it’s baked into the system.

Who is allowed to prepare an appraisal for a lender?

The quick answer is: licensed or certified appraisers. Florida recognizes several levels, including Licensed Residential Appraiser, Certified Residential Appraiser, and Certified General Appraiser. Each level comes with different training, education, and authority, but they all share one key trait: they must perform appraisals without outside pressure from brokers, agents, or lenders that could sway the outcome.

Why not a sales associate? The risk is simple and real. Income tied to a successful sale can create incentives, conscious or unconscious, to greenlight a value that helps the deal move forward. Even the appearance of such influence can erode confidence in the loan decision, the property’s financing, and the broader market. In a market like Tampa’s—where prices can swing with interest rate shifts and local demand—keeping appraisal work cleanly separate from sales activity protects everyone: buyers, sellers, lenders, and the market itself.

What you can do instead—as a licensee or a client

Let’s be practical. A sales associate, even with deep market knowledge, has a different and important role than an appraiser. Here’s how you can navigate the process smoothly:

• Do a thorough CMA for your client. This helps set expectations and informs discussions before an appraisal takes place. It’s a learning tool, not a valuation for financing.

• Coordinate with a licensed appraiser. When a lender orders an appraisal, the appraiser should be chosen or approved by the lender, not by the agent alone. The appraiser reviews property data, market activity, and other specifics to arrive at a supported value.

• Provide accurate, non-biased information. You can (and should) supply objective data about the home: recent updates, square footage, condition notes, and relevant neighborhood comps. Don’t steer the appraiser toward a particular number; let the independent analysis stand on its own.

• Disclose all relevant details. If there are known issues or recent improvements, share them in a straightforward way. The appraiser will consider them as part of the overall value picture.

• Focus on supporting the transaction, not the number. The goal is a fair, credible appraisal that validates the loan amount, not a number that merely helps a sale close.

A real-world view from Tampa

Think of a recent scenario in the Tampa Bay area: a seller wants top dollar in a neighborhood with rising demand, while a buyer is financing with a lender who wants assurance the loan is adequately collateralized. An appraiser comes in, inspecting the home, comparing it to recent sales, accounting for upgrades, and evaluating market trends. If a licensee had tried to push a higher (or lower) value, the appraiser’s independence would be compromised, and the resulting appraisal could be challenged or rejected, delaying the deal and potentially causing liability for the parties involved.

Ethics, liability, and the big picture

Broader ethics rules—like those in the NAR Code of Ethics, and standards from the REAB and USPAP—emphasize transparency, responsibility, and objectivity. When any party in a transaction tries to influence an appraisal, it chips away at trust. In practice, that means licensees are wise to steer clear of any role that smells like valuation manipulation and instead lean into data gathering, market insight, and coordination with the appropriate professional (an appraiser) who has the authority to generate a credible value.

Balancing competing priorities with professionalism

It’s not about choosing between closing a deal and protecting ethics. It’s about recognizing the distinct but complementary roles in real estate. You might be the trusted advisor who helps clients interpret market signals, find properties that fit their needs, and prepare for financing. Your job is not to decide the price from a lender’s point of view—that’s the appraiser’s lane. By staying in your lane, you preserve objectivity and reduce risk for clients, lenders, and yourself.

The value of clear expectations for Tampa clients

For buyers and sellers, clarity matters. If you know that appraisals must come from independent professionals, you can plan accordingly. This means pre-appraisal preparation becomes a shared effort: gather clean data, provide a complete record of property features, and acknowledge that the lender’s appraisal is a separate, critical step in the process.

A few practical tips you can take to heart

• Be realistic about timing. Appraisals aren’t instantaneous. In a brisk market, align expectations about when financing decisions will land and when appraisals will be completed.

• Prepare your property for appraisal day. A tidy, well-maintained home with clear documentation of improvements helps the appraiser form a precise picture.

• Accept the appraisal outcome gracefully. If the value comes in below the contract price, discuss options early with your lender and agent—there are ways to respond, depending on the situation, such as renegotiating terms or addressing lender concerns.

• Use trusted, licensed professionals. If you’re unsure who qualifies as a licensed appraiser in Florida, check the Florida Real Estate Appraisers Board website for current credentials and disciplinary history. Verified credentials matter.

A concise takeaway

To answer the question bluntly: a sales associate should not prepare an appraisal for a lender if they represent a buyer or seller. Appraisals must be performed by licensed or certified appraisers who work independently of the transaction. This independence protects the integrity of the loan process and upholds the trust that underpins Tampa’s real estate market.

If you’re navigating a Tampa deal, lean on licensed appraisers for valuation, rely on agents for market insights and negotiation leverage, and keep ethical boundaries clear. The result isn’t just a smoother closing—it’s a stronger, more credible market for everyone who calls this corner of Florida home.

Final thought

Real estate in Tampa isn’t just about properties and price tags; it’s about relationships built on honesty, transparency, and professional respect. When you honor the separation between appraisal work and brokerage activities, you’re choosing reliability over expediency. That choice matters—not only for the current deal, but for your reputation and the community’s confidence in the market you serve.