I’m not sure I understand the connection between your refinancing and landscaping.

Nor do I get why you are refinancing at all? Better rates?

The question is: how much will landscaping affect the appraisal value as we complete a refi?

I don't know if will help but my insurance guy told me that every improvement affects positively the appraisal value, landscape too

An appraiser really doesn't look too much at the landscape. They are looking specifically at the structure and the improvements or modernization/updating that have been made to it and comparing that to recent sales of comparable properties. If other properties in your area have well planned and executed outdoor living areas, then it would make sense to do some upgrading to be competitive at a similar price point. But at the very least it needs to be clean, weeded and tidy. And untidy, unkempt or messy landscape can detract whereas an elaborate landscape may or may not have a positive economic impact, depending on the neighborhood.

It is important to remember that an appraisal is addressing different issues than marketing a house for sale....an appraiser looks at different issues and evaluates them differently than does a prospective buyer.

Our experience has been that we have had the same lady do our appraisal several times, and she had done it in years past before we were owners of this home, so she’s seen it for a long time. Anyways, we’ve gone through several with her, and when she’s walking around looking at everything, she has commented on the landscaping changes we have made. (She’s always very complimentary and likes what we’ve done to this home... we’ve done a ton of diy interior remodeling and exterior landscaping, as well as stuff that we’ve had to hire out.) She has gotten to the point with us that now she excitedly asks “what is your next project with this house!?” since we’ve sometimes had her out because we needed to refinance for a loan, yet always after a large project (or several large projects). She has made note of even little changes we have made, such as we replaced our back door... I had forgotten about it, and she noticed it and asked and I was like “oh yeah! Yes that’s a new door and it’s not wood anymore, it’s fiberglass!” The first time we had her out I was like “well... we changed all the incandescent canned lights over to LED. Does that help?” And she noted it and told me it did make a difference. (It’s a BIG house... it’s a lot of freaking canned lights, LOL!) So I guess it depends on your reason for having an appraiser out... if you’re trying to finance an additional loan or need to sell and need your home to appraise as high as possible, then yeah, I’d try to get everything done that you can beforehand. If you need it appraised because you added square footage but you’re not wanting your tax bill to climb TOO high, then I’d just make sure the yard doesn’t look overgrown, but I’d wait on major landscaping. I could be wrong on all that, I’m not a pro... but that’s been my experience thus far with a handful of appraisals under my belt over the decades. LOL!

I was told to absolutely make sure the property was cleaned up.. is there a deck now? what kind of shape is it in? Part of my refi was to get money out to redo the deck.. The appraiser asked about the condition of the deck and once I told him, he made note of it and said " so this won't work against you"... since he was taking pictures of everything inside and out.

Well of course you should clean up the debris first, but I’m not sure about making major improvements.

BTW, not everybody would consider a perimeter of fruit trees as lovely. Some might see it as unnecessary work, messy fruit rotting on the ground, and an attractive nuisance for bees. So don’t add too much value for that.

Thanks for the input. To be clear, we won’t be leaving the yard a mess! Just not sure if we leave it basic or upgraded before an appraisal. There is not currently a deck or any patio. That’s amazing that someone has had the same appraiser several times who comments on changes. That certainly doesn’t happen where I live. We’ve had two appraisals in the past, one lasted 20 mins and one didn’t even come inside. The point about taxes is a good one. If our home’s appraisal value will likely already increase by at least half, maybe it doesn’t matter that much and basic is ok.

Basic is certainly ok , if it is getting you the amount your are looking for.. if you are just refinancing to lower your payments, I would think clean and tidy and looking well kept would be the most important - the deck may be irrelevant unless it is needed for added value...

Good luck!