Joseph Mier & Associates Real Estate Appraisers

09/16/2026

🚨 WAIT… THEY CHANGED THE APPRAISAL REPORT TOO?! 😳

Yep! Because apparently we didn’t have enough changes happening in real estate this fall! 😂

I’m excited to be joining the agents for a special Zoom session to talk about the BIG changes coming to residential appraisals with UAD 3.6.

ADD THE DATE AND LINK TO YOUR CALENDAR

📅 September 23, 2026
⏰ 1:30 PM
💻 Zoom
https://us02web.zoom.us/j/81657923246?pwd=MtfRxEqaoOhxW5PTarg00sanaOQJuX.1

The appraisal report REALTORS® have been accustomed to seeing for years is getting a major overhaul. We’ll look at what the new report looks like, what information appraisers will be collecting, changes involving concessions, condition and property features, and most importantly, what REALTORS® need to know to prepare their listings and clients.

And we’re going to keep it practical. No two-hour lesson in appraisal terminology! You will also get some great tools to help you to a smoother closing such as Homebuyer Worksheet to get the information needed and a checklist for agents to make sure you have what you need.

We’ll also have an open Ask the Appraiser Q&A, so bring those appraisal questions you’ve always wanted to ask.

I’m looking forward to a great conversation!

🏡 REALTORS® + Appraisers communicating better = smoother transactions.

09/15/2026

REALTORS®, get ready because November is going to bring some BIG changes!

Around the end of October and the beginning of November, many of you will be transitioning to the new Flexmls platform. At almost the exact same time, appraisers will be transitioning to the new UAD 3.6 appraisal report format.

Why does that matter to you?

Because the information you enter into MLS is more important than ever. Appraisers rely heavily on MLS data, and the new appraisal format captures property characteristics in much greater detail.

So while you are learning where everything goes in Flexmls, we will be learning where everything goes in UAD 3.6!

My advice to agents is simple: start learning the new system now, pay close attention to the new fields, and provide as much accurate property information as possible. Improvements, last updates, concessions, condition, quality, features and amenities can all matter when we are analyzing a property.

There are going to be some growing pains for all of us. Be patient, ask questions, and let's work together through the transition.

The MLS is changing.
The appraisal report is changing.
And they are changing at almost the SAME TIME!

If your office, brokerage, or REALTOR® group would like an update on UAD 3.6, what is changing, and what agents need to know, let me know. I would be happy to come to your office or Zoom in for a short presentation and Q&A.

November should be interesting! 🏡📊

09/01/2026

🚨 It's September 1st!!

The latest Northshore numbers are in!

Through August 2026:

🏡 4,855 homes closed
📈 Closed sales increased 5.2%
💰 Median sale price: $268,000
⏱️ Median days on market declined from 47 to 44 days
📋 2,771 active residential listings in the August export

The regional picture is useful—but each parish has its own market story.

Explore the interactive report, then tell us: What’s happening in your neighborhood?

👉 https://ai.jmappraisers.com

Data source: ROAM MLS. Report covers St. Tammany, Tangipahoa, Livingston and Washington Parishes.

08/24/2026

🏠 APPRAISAL WAIVERS:

REALTORS®, BUYERS & SELLERS NEED TO UNDERSTAND THE DIFFERENCE

First, let's make one thing very clear:

This is NOT about blaming your local lender.

For loans intended for sale or delivery to Fannie Mae or Freddie Mac, lenders operate within the collateral requirements and mortgage programs established by the GSEs.

Fannie Mae may offer Value Acceptance and Freddie Mac may offer ACE (Automated Collateral Evaluation) on eligible loans.

Your local lender is working within those programs.

The important issue for buyers, sellers and REALTORS® is understanding what a waiver actually means.

👉 An appraisal waiver is a collateral risk decision. It is not an independent appraisal or opinion of market value.

The GSE is essentially determining that sufficient information is available to accept the collateral risk without requiring a traditional appraisal for that particular mortgage transaction.

That does NOT necessarily mean:

❌ An appraiser determined the property is worth the contract price.

❌ An independent opinion of market value was developed.

❌ The buyer knows whether the contract price is supported by the market.

BUYERS

A waiver may make the mortgage process easier, but ask yourself:

Do I still want an independent opinion of what this property is worth before I make one of the largest purchases of my life?

The lender and GSE are evaluating their risk.

You should also consider yours.

SELLERS

A pre-listing appraisal can provide an independent opinion of market value before the property is placed on the market, particularly for unique or complex properties where pricing may be difficult.

REALTORS®

When your buyer receives an appraisal waiver, make sure they understand what happened.

The lender did not necessarily determine the property's market value. The lender is following a mortgage program that determined an appraisal was not required.

And there is another important issue:

What does your purchase agreement say?

If the sale is contingent upon an appraisal or upon an appraisal supporting the contract price, don't automatically assume that a lender's appraisal waiver satisfies the appraisal provisions of the purchase agreement.

The mortgage requirements and the purchase agreement are two separate matters.

REALTORS® should review the applicable contract language and consult their broker or appropriate legal counsel when there is a question regarding the parties' contractual rights.

THE BOTTOM LINE

The GSE makes the collateral-risk decision.

The lender follows the applicable mortgage requirements.

An independent appraiser answers a different question:

🏠 What is the property worth in the market?

A waiver may be perfectly appropriate for the mortgage.

But if knowing the market value matters to you, consider obtaining your own independent appraisal.

Don't confuse “an appraisal isn't required for the loan” with “I don't need to know what the property is worth.”

Joseph Mier & Associates Appraisal Services
Independent. Local. Focused on Value.
📞 985-634-2910

08/21/2026

The old appraisal forms are officially retiring. 📉➡️📈 Are you prepared for the UAD 3.6 mandate?

Join me and special guest commentator Leigh Brown for an urgent, interactive session hosted by Louisiana REALTORS®: Ask the Appraiser LIVE. We’re breaking down the mandatory changes coming this November and teaching you exactly how to adapt your appraisal packets to ensure smooth closings.

🗓️ Tuesday, September 1, 2026 | 2:00 PM

Join us for an interactive webinar covering:

🔹 UAD 3.6 — What it means for your listings & closings
🔹 Appraisal Packets — What to provide the appraiser
🔹 Comps & Adjustments — How appraisers really determine value
🔹 LIVE Q&A — Get your toughest questions answered

🎁 BONUS FOR ATTENDEES
Receive the UAD 3.6 Agent Pre-Appraisal Checklist and Seller Property Information Worksheet!

Don’t let the appraisal be a black box. Get prepared, ask questions, and keep your transactions moving!



👉 REGISTER TODAY! https://northshoreareaboardofrealtors.growthzoneapp.com/ap/r/1e6f43e8545b4848a29889d739262673

And when you have a property that needs more than a mortgage appraisal, such as a pre-listing or a post-listing where the owner has it priced too high. We provide independent residential appraisal services for pre-listing decisions, estates and successions, divorce and litigation, property settlements, vacant land, and other private appraisal needs.

Have a difficult property or valuation question?

📞 Joseph Mier & Associates- More Than an Appraisal. A Trusted Valuation Partner
985-634-2910

08/07/2026

The old appraisal forms are officially retiring! Are you ready to understand and be able to explain to your clients what the new appraisal report UAD 3.6 mandate?

This November, the entire appraisal process is changing. To make sure agents don't miss a beat, I’m teaming up with Louisiana REALTORS® and the amazing Leigh Brown for an urgent, interactive webinar: Ask the Appraiser LIVE.

We aren't just giving a boring lecture; we are breaking down real-world scenarios and answering the exact questions YOU submit. We’ll teach you exactly how to adapt your appraisal packets so you can ensure smooth closings for your clients under the new rules.

Brokers, tag a fellow agent in the comments who needs to hear this! 👇

📅 Tuesday, September 1st @ 2:00 PM CDT
🔗 Register now at: https://louisianarealtors.growthzoneapp.com/calendar/Details/webinar-ask-the-appraiser-live-1881575?sourceTypeId=Website

08/01/2026

08/01/2026

The Northshore real estate market is moving and the numbers tell a compelling story.

We just released our updated YTD 2026 Market Report covering January 1 through July 31, 2026 across St. Tammany, Tangipahoa, Livingston, and Washington Parishes.

Here is what the data shows:

Residential Market (4 Parishes)

•4,036 homes closed YTD — median price $270,000 (+2.0% vs. 2025)

•Homes are selling in just 46 days — 16% faster than this time last year

•Sale-to-list ratio: 98.2% — sellers are getting close to asking price

NEW: Listing Attrition Analysis

•1,846 listings expired, were cancelled, or withdrawn YTD

•Regional listing success rate: 68.6%

•Livingston Parish leads with a 77.2% success rate

•Washington Parish has the lowest at 64.1%

•Overpriced listings sat for an average of 109–180 days before failing

Land Market

•547 land parcels closed YTD — median price $72,000

•Active land inventory: 2,827 parcels available

Whether you are buying, selling, or investing on the Northshore, understanding the market data gives you a real advantage. Watch the full video and explore the interactive report at the link below.

Source: ROAM MLS. Data deemed reliable but not guaranteed.

📊 Full Interactive Report: https://ai.jmappraisers.com
📞 985-230-0730
🌐 JMAppraisers.com

07/31/2026

Realtors & lenders, your mid-year market update is almost here.

Tomorrow, August 1st, we're releasing the full YTD 2026 Northshore Real Estate Market Report covering St. Tammany, Tangipahoa, Livingston, and Washington Parishes.

What's inside:
📊 Closed sales, median prices & days on market by parish
🏡 East vs. West St. Tammany breakdown
🌿 Tangipahoa Parish deep-dive (Hammond/Ponchatoula spotlight)
📉 Listing attrition analysis — which markets are hardest to sell in right now
🌾 Land market data through July 31

Free. Interactive. Shareable.

Live tomorrow.📞 985-230-0730 JMAppraisers.com
Data Source: ROAM MLS

07/31/2026

ALL REALTORS - You're Invited to this CE Class for REALTORS® and LENDERS!

Mastering the Maze: FHA, USDA & VA Minimum Property Requirements

2-Hour Continuing Education Class

📅 Tuesday, August 11, 2026
🕤 9:30 AM to 11:30 AM

📍 New York Life Conference Room
830 West Causeway Approach
Mandeville, LA

Buying or selling a home with FHA, USDA, Conventional, or VA financing doesn't have to feel like navigating a maze.

Join Joe Mier, Certified Residential Appraiser and owner of Joseph Mier & Associates, as he explains the most common property condition issues that can delay or derail a closing. You'll leave with practical knowledge you can immediately use to better prepare listings, advise your clients, and help transactions move smoothly to the closing table.

You'll Learn:

✅ The most common FHA, USDA, and VA appraisal issues
✅ What appraisers look for during an inspection
✅ How to identify potential red flags before the appraisal
✅ Ways to better prepare your sellers and buyers
✅ Real-world examples and an interactive Q&A session

This is FREE for NABOR members -🌟 Not a NABOR Member Yet?

If you're a Northshore REALTOR® and have been thinking about joining the Northshore Area Board of REALTORS® (NABOR), this is a great opportunity to experience the value of your local association firsthand.

Call the NABOR office to learn more about membership and ask how you can attend this class as our guest at no charge. It's a great way to experience the quality continuing education, networking opportunities, and professional resources available through NABOR, all while supporting the association that serves the communities where you live, work, and build your business.

🎟️ Reserve your seat today!

Register here:
https://northshoreareaboardofrealtors.growthzoneapp.com/ap/r/aa7b7e7e484043ebb3933b4c3f08a15a

📞 Questions about joining NABOR? Contact the NABOR office today at 985-674-4233 to learn more about membership and complimentary guest attendance for this class.

We look forward to seeing you in Mandeville!

PLEASE NOTE ALL CANCELLATIONS MUST BE RECEIVED NO LATER THAN 24 hours prior to start of the class to AVOID A $25 NO SHOW FEE.