Mediation is not where you discover what your house is worth; it’s where you deploy that number to get a deal. Pre-mediation appraisals remove guesswork, prevent surprise cliffs, and speed closing. Lenders love clean files—credible, current valuations make underwriting boring (which is exactly what you want).

What “do it right” looks like

1. Order two appraisals in advance from a mutually approved short list.

2. Use the average (or the median if you plan for a third tie-breaker).

3. Time-box validity (60–90 days).

4. Index the buyout math to those values, not to a future one-off report.

Example clause (illustrative only):

Pre-Mediation Valuation. No later than 14 days before mediation, each party shall obtain an appraisal from [List]. The “Mediation Value” equals the average of the two. If the two values differ by more than 5%, parties jointly order a third appraisal and use the median of all three. Any buyout, equalization payment, or offset for the residence shall be calculated using the Mediation Value and shall remain binding for 90 days from mediation.

CFO-level math check

• Two appraisals: $1,060,000 and $1,110,000 → average = $1,085,000.

• One-appraisal world (oops): $1,000,000.

• On a 50/50 split, the selling spouse loses ≈ $42,500 to sampling error—not negotiation.

Practical accuracy tips

• Hand appraisers your best three closed comps (≤90 days), an upgrade list with costs, and any unique premiums (views, ADU, solar production).

• Prefer closed sales; use pending sales only to support narrative.

• Document engagement letters, delivery dates, and effective dates—lenders care.

If pre-mediation appraisals aren’t possible

• Add the floor and dispute clause from the first post.

• Freeze buyout math to an agreed value for the loan process window.

• Name a Reconsideration of Value (ROV) pathway to correct obvious errors quickly.

Bottom line: Fix the valuation before you bargain. If you must bargain first, install guardrails so a single soft appraisal can’t erase a year’s worth of equity.

Disclaimer (read me): This post is general information, not legal or financial advice. Processes and forms vary by state and lender. Work with your attorney and, if needed, your mediator to tailor this approach to your facts.