If you sell real estate in Greater Phoenix or Scottsdale, the way appraisals look, read, and get reviewed is about to change in a very real way. Fannie Mae and Freddie Mac are rolling out the Uniform Appraisal Dataset 3.6 (UAD 3.6), a modernization effort that replaces the old, static form numbers (think 1004, 1073) with a single, dynamic Uniform Residential Appraisal Report (URAR). This isn’t “inside baseball” for appraisers only. It affects how you prep listings, how you price, how you talk to clients, and how efficiently your deals close. Below is a practical, Realtor-friendly preview so you can be the calm, confident voice when this hits Arizona real estate.

Why Appraisals Are Changing (in plain English)

For decades, appraisals were built on forms designed for a typewriter. Important details like: seller concessions, solar ownership, casitas/ADUs, or the level of a remodel, often ended up buried in narrative comments or scattered addenda. UAD 3.6 turns that narrative into clear, structured data, so the report:

• Surfaces key facts where readers can actually find them.
• Reduces inconsistencies from one report to the next.
• Speeds lender reviews by aligning the appraisal with modern mortgage data standards.

In short: less hunting through paragraphs, more clarity up front. As a Scottsdale Realtor, that means fewer surprises and a better way to explain value to your clients, especially in segments like luxury Scottsdale homes or solar-equipped properties where features carry real contributory value.

Timeline at a Glance (what Arizona agents should realistically expect):

• Late 2025 (Limited Production): A small slice of lenders and appraisers begin using UAD 3.6. You might see a new-style report if your deal happens to run through an early adopter.
• 2026 (Broad Production): Both old and new styles circulate. By mid-year, plan to encounter the new format more often in Phoenix valuations and across the Valley.
• Nov 2026 (Mandate): New conforming loans must use UAD 3.6.
• 2027 (Old Forms Retire): Legacy forms sunset. The new URAR becomes the norm.

Bottom line: Treat 2026 as an active transition year. The more you prep your team and your MLS inputs now, the easier your 2026 closings will be.

What Will Actually Look Different in the Report

One dynamic report, not a menu of forms

Appraisers won’t choose “1004 vs. 1073.” They start a single URAR that expands or contracts based on the property. If your Arcadia listing has a permitted casita (ADU), a dedicated ADU section appears automatically. If it doesn’t apply, it’s gone—cleaner, more relevant, easier for you (and clients) to read.

More structured data, less free-form prose

Expect tables, labeled fields, and standardized definitions. For example, concessions become explicit fields on the comp grid. Condition and quality break out more clearly (interior vs. exterior) with consistent labels. That means when a client asks, “Did the appraiser account for our upgraded backyard landscaping or our owned solar?” you can point to the exact line where it’s captured.

Features Arizona cares about get front-row seats

• Solar & energy efficiency: Ownership (owned vs. leased), output, and other green features, such as HERS ratings and Energy Efficiency Ratings, can be recorded as specific data points; huge for Arizona real estate where solar is common and meaningful.
• ADUs/casitas: Size, amenities, and relationship to the main home are documented in their own section; key for Scottsdale luxury and Paradise Valley properties.
• Site and location details: Pools, views, busy roads, wells, off-grid power; organized so anyone can see how they factor into value.

Better packaging and automated checks

Behind the scenes, reports are delivered with data and media bundled more cleanly, and software runs stronger quality checks. Practically, that can mean fewer revision loops and clearer photos/captions (“Kitchen—Main House,” “ADU—Bath”), which improves readability for agents and clients alike.

Arizona-Specific Impacts (Phoenix, Scottsdale, and beyond)

Solar is no longer an afterthought

In our sunny market, panels are everywhere, from North Phoenix to Desert Ridge to South Scottsdale. With UAD 3.6, owned solar should be directly identified and considered. If you’re listing a solar home, gather ownership docs, system size/output, and recent utility bills. Those details help the appraiser support contributory value explicitly.

Casitas/ADUs get clearer treatment

Think Scottsdale/Paradise Valley estates with guest houses. Previously, ADUs could be easy to miss or vaguely handled in narrative. Now they’re captured in a dedicated section, and appraisers will prioritize ADU-true comps or show transparent adjustments when none exist. If there’s rental potential, provide market rent or actual lease info.

Concessions and net effect become visible

When the market softens or price points rely on buyer incentives, concessions matter. The new grid forces clarity. Agents can’t “lose” concessions in remarks, Phoenix valuations will reflect net effects more consistently. Set seller expectations accordingly when offers include credits.

Rural & unique properties (Apache County, etc.)

Off-grid systems, wells, acreage, outbuildings, expect them to be captured systematically. That’s good for transparency but requires you to be ready with surveys, permits, well logs, and specs so an appraiser can document everything accurately.

How to Prepare Now (light lift, big payoff)

• Upgrade your MLS discipline: Always note seller concessions, solar ownership, ADU square footage, pool/spa, parking details, and material upgrades (with years). Accurate fields today reduce headaches tomorrow.
• Create a simple “Upgrades & Features” sheet for every listing: roof/HVAC ages, renovation years, materials, outdoor living, automation, energy features. Attach permits when relevant (especially for ADUs).
• Assemble a quick “appraiser packet”: Purchase contract, upgrade list with dates/costs, any solar docs, surveys, and your CMA highlights. Share facts, avoid value advocacy.
• Brief your clients: Let sellers and buyers know appraisals will look different and that you’ll walk them through where to find the value, comps, and adjustments.

What This Means for Your Day-to-Day in 2025–2026

You may see slightly longer turn times early in the transition while appraisers adapt, software updates roll out, and lenders tune their review rules. That’s OK. Proactive agents—especially those working luxury Scottsdale homes or complex properties—will smooth the process by answering calls quickly and supplying organized documentation up front. By late 2026 into 2027, the industry should be operating faster with fewer revision requests thanks to better data quality.

Ready to Be the Calm Pro in the Room?

Your advantage is preparation. Sharpen your MLS inputs. Gather meaningful, verifiable details. Coach clients early. When UAD 3.6 becomes the norm in Arizona, you’ll already be guiding others through it.

Have questions about how this impacts your current listings or buyers? Reach out to schedule a complimentary review. Interested in a concise checklist/handout on the new forms for your team? Fill out our form and I’ll send it over.