Home Seller Valuation & Consulting Services

If you are thinking of selling your home under current economic conditions, you would be wise to invest in a professional independent appraisal service to determine the true market value of your real property before listing it. You may also want to invest in a limited scope consulting service to present you with options and recommendation to achieving your objective(s). In the past, a general opinion of what a market asking price should be was usually good enough for most owners and very often it was provided by someone you knew or someone with a direct personal interest in the asking price because of a commission agreement based on local custom like 4%, 5% or 6% of the selling price. 

Things have changed a lot. That kind of unsupported general opinion no longer serves the needs of homeowners seeking a reliable and credibly supported market value opinion based on reconciled facts and not fluff.  Todays complicated and diverse housing markets require a deeper analysis capable of helping a homeowner understand the observed market evidence, interpreting likely consequences of certain behaviors based on alternative studies, the sustainability of emerging trends to meet an anticipated result, identifying a migrating population with different social and economic standards and the forecasting the possible outcomes of recommendations. Because housing markets are constantly changing, so too are property values. Factors which create and affect value need to be understood and analyzed by a competent Appraiser who encounters them regularly as an Appraiser and as a Consultant. The economic principles applied to real estate are often overlooked by those who participate in the housing market as typical representatives of buyers and sellers. As a result, the price a buyer is willing to pay may not be supportable by the evidence presented to a mortgage lender or secondary mortgage market reviewer and the deal falls through. When a potential buyer of real property does not have the effective purchasing power to consummate the transaction (cash), they involve a third party (the mortgage lender) who has different requirements to help them determine the suitability of the property as loan collateral and their exposure to financial risk if the loan should go into default before repayment.    

Professional independent valuation services offered by well qualified Appraisers are available to the public as well as financial institutions. Think of them as an investment in the due diligence necessary to help you make an informed decision in your best interest!  It is important to know that Appraisers are not compensated based on the purchase contract price or a listing agreement, a loan amount or any other factor pertaining to loan origination or a loan closing. Appraisers base their fee on their qualifications, their expertise, the complexity of the property being appraised and it's relevant characteristics, the challenges of the housing market where the property competes with alternatives, the time commitment necessary for credible research, study and analysis, professional liability exposure and the intended use of the information contained in the certified appraisal report. There are no standardized fees. It is prohibited by the Uniform Standards of Professional Appraisal Practice for an Appraiser to charge a percentage of their opinion of value in a specific assignment as that would breach public trust in the Appraiser's independence, impartiality and objectivity.   

That's why mortgage lenders have used the services of independent appraisers for over 200 years before making a decision to lend substantial money and take a security risk in the property being pledged as loan collateral. That's why the judicial system relies on professional appraisals provided by certified appraisers like me to help settle disputes involving real property, that's why the IRS, the US Marshalls Office and US Customs relies on appraisals. That's why federal and state governments rely on professional appraisals to determine just compensation in eminent domain takings. Some common users of appraisal services include banking and financial services, insurance companies, the judiciary, federal and state agencies, departments and administrations, private citizens, educational institutions, professional associations, charitable organizations, real estate investments syndicates and private industry. 

Unless a homeowner conducts detailed studies and analyses on a day to day basis like a professional appraiser does regarding all the dynamics that impact the various real estate markets in their service area, it's difficult for a homeowner to get a handle on the behavior of real estate market participants, emerging trends and the forces that create and affect value. I am not talking about how much you paid for your home or how much you have invested in it over the years, or how much you want for it at the time you plan to sell it. I am talking about the widely accepted definition of market value and what the opinion of what your property value is within the context of that definition as of a specific point in time. I'm talking about factual information regarding the reasons for that opinion and the supporting evidence gathered by skillful market research which has been identified, quantified, qualified, verified and reconciled by a valuation expert with the technical education and experience in that area of expertise. 

Many people are surprised or shocked when they find out that the market value of their property is much more or much less than they thought because they were relying on an opinion provided by a less qualified person or a free online estimate. Investing in a professional appraisal allows a property owner to decide for themselves if selling in a particular market cycle is the best choice for them, where their competitive position is in the geographic marketplace compared to other buyer alternatives, the source of local or regional demand, what their negotiating strategy needs to consider and how to anticpate the exposure time based on the supply / demand determinants which are most prevalent in the marketplace. 

A property which is inappropriately priced for the market it intends to compete in will not attract buyers. That means no realistic offers and no closing. You have wasted valuable time, money and effort. An appraisal will help you by pointing out visible deficiencies in the property which could cause transaction delays, underwriting issues or disqualification for collateralized financing. It is very hard to be objective about your own home because of your emotional attachment to it and the sentiment of memories. A Professional Appraiser is objective and impartial and will tell you what you need to know, not just what you want to hear.

For-Sale-By-Owner (FSBO)

When you order a report from us, you can expect. . . .

A prompt response to your initial inquiry: We will give you personalized information for your particular appraisal need. Just tell us your situation and we will make suggestions. 

Appraisal and consulting reports formats to suit YOUR needs: When it comes to appraisal and consulting, "One size does NOT fit all!" We offer a variety of report types and delivery methods. 

Quick response to follow-up questions: Our reports are clearly written, understandable, and meet or exceed the requirements contained in Uniform Standards of Professional Practice. If you have any questions regarding your appraisal report after you have read it, we encourage you to contact us. We also encourage you to seek competent counsel for further assistance in matters not addressed within the scope of the appraisal report.