When two agents give you different price ranges, it is natural to prefer the higher one. The danger is treating a hopeful number as money already in your pocket.
Why can two appraisals be so different?
Agents may choose different comparable sales, place different weight on renovations or land, read current buyer demand differently, or recommend different launch plans. Sometimes one agent has better evidence. Sometimes one is simply more willing to promise a bigger result.
The question is not, “Who gave me the number I liked?” It is, “Which range can I check?”
1. Look at the settled sales
Ask each agent to show the recent settled sales that buyers would genuinely compare with your home. A nearby sale is not automatically a useful comparison. Property type, land, layout, condition, position and timing all matter.
2. Ask them to explain the differences
A list of sold homes is only the start. The agent should explain why your property may sit above, below or around each sale. If every difference somehow makes your home worth more, ask harder questions.
3. Check what buyers can choose today
Settled sales show what happened. Current listings show what your buyers can inspect now. A high range becomes harder to defend when buyers have several stronger options at the same price.
4. Put the range and reasons in writing
Ask for the likely range, the key sales, the current competition and the assumptions behind the opinion. This makes it easier to compare the proposals after the presentations are over.
Does the highest appraisal mean the agent is dishonest?
No. The highest appraisal may have the strongest evidence. It may reflect a real feature another agent missed. The checker is designed to expose the questions—not accuse anyone or predict your final sale price.
What should you do when the gap is large?
Do not average the two numbers and hope. Ask both agents to defend the gap using the same evidence. If the answer remains unclear, get a property-specific review before choosing the launch price or signing an agency agreement.
The goal is not the lowest appraisal. It is a range you understand, can test and can connect to a sensible sale plan.