For NY Appraisers & Agents · Updated October 2026
GSE Requirements for Desktop Appraisals: Who Qualifies and How They Work
Desktop appraisals let an appraiser value a home without walking through it, but only for a narrow set of loans. Here's what Fannie Mae and Freddie Mac allow, what appraisers must do differently, and what agents should know when a desktop is ordered.
The Short Answer
A desktop appraisal is completed without an on-site inspection, using MLS data, public records, floor plans, photos and other sources. Under Fannie Mae's rules, it's generally limited to one-unit, principal-residence purchases with DU Approve/Eligible and a loan-to-value of 90% or less. Refinances, condos, co-ops, 2–4 units and manufactured homes aren't eligible.
What Is a Desktop Appraisal?
A desktop appraisal is completed without the appraiser physically inspecting the property. The appraiser relies on other sources to describe it: MLS data, public records, prior appraisals, floor plans, photos and videos, and virtual inspections. The appraiser still develops a credible opinion of value under USPAP. What changes is how the property data is gathered, and how carefully it must be verified.
Who Qualifies? Fannie Mae's Desktop Rules
Under the Fannie Mae Selling Guide (B4-1.2-02), a loan is eligible for a desktop appraisal only if it meets all of these conditions:
Not eligible: condos and co-ops, two- to four-unit properties, manufactured homes, community land trust and other resale-restricted properties, HomeReady loans, renovation loans and construction-to-permanent loans.
For Appraisers: Getting Desktops Right
- No "subject to." A desktop appraisal can't be completed subject to repairs or alterations.
- No extraordinary assumptions about the property's condition or physical characteristics.
- A floor plan is a required exhibit.
- Verify every data source. Information from an interested party, such as the seller or agent, must be checked against a disinterested source.
- Strong data matters more than ever. Without an inspection, accurate MLS data and good comparable sales carry the report.
Desktop Appraisals Under UAD 3.6
Starting November 2, 2026, Fannie Mae and Freddie Mac require the redesigned UAD 3.6 report. There's no separate "desktop form" anymore. The lender sets the scope of work in the engagement letter, and the appraiser completes the redesigned URAR for that scope. Desktop assignments still follow the eligibility rules above.
For the full rundown on the new report, key dates and what changes, read The New UAD 3.6 Appraisal Report Form.
For Agents: When a Desktop Is Ordered
- Your listing data may be the appraiser's eyes. Accurate MLS details, current photos and a floor plan can make the difference.
- Document improvements. Give the appraiser a list of updates with dates and scope.
- Note ADUs, additions and outbuildings clearly in your listing.
- The basics don't change. The appraiser still selects comparable sales and gives an opinion of value, and appraisal contingencies work the same way.
For Appraisers
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Frequently Asked Questions
Can a refinance use a desktop appraisal?
Not under Fannie Mae's desktop rules. Desktop appraisals are limited to purchase transactions.
Are condos eligible for desktop appraisals?
No. Condos, co-ops, two- to four-unit properties and manufactured homes aren't eligible.
Who decides if a desktop appraisal is used?
The lender and the loan's underwriting results determine which appraisal type is ordered.
Is there a separate desktop form under UAD 3.6?
No. Under UAD 3.6, the scope of work is set in the engagement letter and the appraiser completes the redesigned URAR.
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Fannie Mae Selling Guide B4-1.2-02: Desktop Appraisals
Fannie Mae: Uniform Appraisal Dataset (UAD)
Freddie Mac: UAD and Forms Redesign FAQs
This article is for general education and isn't lending or legal advice. GSE guidelines change. Always confirm requirements with the current Selling Guide and your lender.