Yes. Home appraisals used for many conventional mortgages are changing in 2026, but that doesn't mean the way your home's market value is determined has suddenly changed. Fannie Mae and Freddie Mac are introducing a redesigned appraisal report that changes how appraisers document and report information about a property. Beginning November 2, 2026, the new format will be required for new appraisal reports submitted through their appraisal portal.
For most Arizona buyers and sellers, you don't need to learn a new appraisal system or become familiar with all of the industry terminology. But it is helpful to understand what's changing—and what isn't.
What Is Actually Changing With Home Appraisals?
For many years, residential appraisals have been prepared using familiar standardized forms. Fannie Mae and Freddie Mac are replacing that approach with a redesigned, more flexible appraisal report.
The new system uses something called UAD 3.6, which stands for Uniform Appraisal Dataset.
Most homeowners have probably never heard of UAD 3.6—and there really hasn't been a reason for them to.
It's essentially the new standardized system appraisers and mortgage-industry professionals will use to report property information. The redesigned report is intended to provide more consistent and structured information about the property being appraised.
When Do the New Appraisal Requirements Take Effect?
The transition has already begun.
Fannie Mae and Freddie Mac began allowing broad use of the redesigned appraisal report in January 2026.
Beginning November 2, 2026, new appraisal reports submitted through the Uniform Collateral Data Portal for loans sold to Fannie Mae or Freddie Mac must use the new UAD 3.6 format.
This is a national mortgage-industry change. It is not a new Arizona law, a Sun City West requirement, or a special rule for 55+ communities.
Will the New Appraisal Format Change the Value of My Home?
There is no automatic increase or decrease in a home's value because of the new appraisal report.
The purpose of the change is to modernize and standardize how appraisers collect and communicate property information—not to automatically make homes worth more or less.
Appraisers will still analyze the individual property and relevant market information when developing their opinion of value.
So if you're selling a home for $450,000, for example, UAD 3.6 doesn't contain some new formula that adds or subtracts value simply because the appraisal is being completed under the new reporting system.
Does a Seller Need to Do Anything Differently Before the Appraisal?
There isn't a new homeowner checklist required because of UAD 3.6.
However, providing accurate information about your property has always been important, and that's still good practice under the new reporting system.
When I'm preparing a listing, I like to gather information from the seller about significant improvements and replacements that may be helpful, such as:
Roof replacement or major roof work
HVAC replacement
Kitchen or bathroom remodeling
New windows or doors
Flooring
Plumbing or electrical improvements
Pool improvements
Solar equipment
Additions or changes to the original home
Receipts, permits and dates can also be useful when available.
This doesn't mean an appraiser will give a homeowner dollar-for-dollar credit for every improvement. It simply helps make sure relevant information about the property is available.
What About Square Footage and Additions?
This can be particularly important with some older Arizona homes.
Over the years, homeowners may have enclosed an Arizona room, added living space, converted an area of the home or made other changes to the original floor plan.
The fact that an area is finished, air-conditioned or used as living space does not necessarily mean an appraiser can treat it exactly the same as the home's original or permitted living area.
The redesigned appraisal system incorporates standardized reporting requirements for residential property measurements. Appraisers must still consider factors such as the characteristics of the space and applicable appraisal requirements.
This is one reason I don't recommend simply assuming that every square foot a homeowner uses as living space will automatically be valued the same way.
If you've added or enclosed space, let your REALTOR® know before the home goes on the market. County records, permits and other available documentation can help us understand what we're working with before a buyer's appraiser arrives.
Will Improvements Automatically Increase the Appraised Value?
No.
A $30,000 kitchen remodel does not automatically add $30,000 to the appraised value of a home.
Appraisers consider the property in the context of its market and comparable sales. Some improvements may contribute significantly to market appeal and value, while others may contribute less than they cost.
This is also why two homes with similar square footage can have different values.
Condition, location, lot characteristics, views, updates, pools, golf-course locations and other property characteristics can all matter.
What Should Buyers Know About the New Appraisal?
For buyers, the basic purpose of an appraisal in a financed transaction hasn't changed.
The lender uses the appraisal as part of evaluating the property that will secure the mortgage.
The redesigned report may look different and contain property information in a different format, but buyers shouldn't assume that the new report automatically makes an appraisal more favorable—or less favorable.
If an appraisal raises a question about the property or value, your REALTOR® and lender can help you understand what the report says and what options may be available within your transaction.
Why Does This Matter in Sun City West?
Although the appraisal changes are national, some of the issues appraisers evaluate are especially relevant when buying or selling an older home.
Sun City West has homes of different ages, models, sizes, conditions and levels of updating. Some have been extensively remodeled while others retain many original features. You may also encounter enclosed Arizona rooms, additions, golf-course lots, pools and other property differences that aren't captured simply by looking at the home's square footage.
That's why I believe good preparation still matters.
The new appraisal report doesn't change the fundamental goal: give the appraiser accurate information about the property and let the appraiser independently determine the home's value.
What Should Sun City West Sellers Do Before an Appraisal?
You don't need to become an appraisal expert or learn what every UAD 3.6 field means.
Instead, concentrate on the things you can control:
Make sure your REALTOR® knows about significant improvements, additions and major replacements you've made to the home.
Gather dates, receipts, permits or other documentation when you have them. If the square footage or configuration of your home differs from county records, bring that to your REALTOR®'s attention early rather than waiting until the appraisal.
Most importantly, remember that the new appraisal report is a change in how property information is documented and communicated—not a new formula for determining what your home is worth.
Vonnie Bayard, REALTOR® | HomeSmart
This article is provided for general real estate information. Appraisal requirements can vary depending on the property, lender, loan program and transaction. Buyers and sellers should consult their lender, appraiser or other appropriate professional regarding their individual circumstances.
Updated September 29, 2026.
Check out this article next
