Most states require that real estate appraisers are state licensed or certified. The state licensed or certified appraiser is trained to render an unbiased opinion based upon extensive education and experience requirements. To become licensed or certified, appraisers must fulfill rigorous education and experience requirements. In addition, appraisers must abide by a strict industry code of ethics and comply with national standards of practice for real estate appraisal. The rules for developing an appraisal and reporting its results are insured by enforcement of the Uniform Standards of Professional Appraisal Practice (USPAP).


How are appraisers certified?   Back to top

Regulations regarding licensing and certification of Real Estate Appraisers vary from state to state. However, licensing and certification is most often associated with many hours of coursework, tests and practical experience. Once an appraiser is licensed, he or she is required to take continuing education courses in order to keep the license current. To see the specific requirements for any state click here.


What are your fees & coverage area?   Back to top

We offer competitive fees comparable to the real estate marketplace. Most traditional single family home appraisals are done on Fannie Mae form 1004. See below for a list of fees. For complex properties (homes on large acreage, lakefront property, multi unit property, etc.) call for a quote.

1004 Appraisal -$350

1004 FHA Appraisal - $350

Condo -$325

2055 Exterior  -$275

Multi Family -$450

Rent Schedule & Oprating Statement -$100

Final Inspection/ Completion Certificate- $75

Vacant Land & Complex Property- call for a quote

FHA - Add $50

Ask about our specials on Bankruptcy, Loan Modification, and Estate Planning Appraisals, etc.

Orange County Property Appraiser

Alafaya, Aloma, Apopka, Avalon, Azalea Park, Bay Hill, Bay Lake, Bithlo, Belle Isle, Christmas, Down Town, Dr. Philips, Eatonville, Edgewood, Gotha, Hunters Creek, Isleworth, Lake Buena Vista, Lockhart, Maitland, Oakland, Ocoee, Orlando Florida Appraisal, Palatka, Pine Hills, Southchase, Tangerine, Thornton Park, Windermere, Winter Garden, UCF, Union Park, Winter Park, Zellwood.

Lake County Property Appraiser

Altoona, Clermont, Eustis, Fruitland Park, Groveland, Lady Lake, Leesburg, Mount Dora, Tavares, Umatilla

Osceola County Property Appraiser

Ashton, Buena Ventura Lakes, Celebration, Campbell, Intercession City, Kissimmee, Narcoossee, Pine Grove, Poinciana, Runnymede, St Cloud, Saint Cloud

Volusia County Property Appraiser

Debary, Deland, Deltona, Edgewater, Osteen, Orange City, etc.

Seminole County Property Appraiser

Altamonte Springs, Apopka, Casselberry, Chuluota, Fern Park, Geneva, Goldenrod, Heathrow, Lake Mary, Longwood, Maitland, Oviedo, Sanford, Snow Hill, Wekiva Springs, Winter Springs and many more!

Where does an appraiser get the information used to estimate value?   Back to top

Gathering data is one of the primary roles of an appraiser. Data can be divided into Specific and General. Specific data is gathered from the home itself. Location, condition, amenities, size and other specific data are gathered by the appraiser during an inspection.

General data is gathered from a number of sources. Local Multiple Listing Services (MLS) provide data on recently sold homes that might be used as comparables. Tax records and other public documents verify actual sales prices in a market. Flood zone data is gathered from FEMA data outlets, such as a la mode's InterFlood product. And most importantly, the appraiser gathers general data from his or her past experience in creating appraisals for other properties in the same market.


Why do I need a professional appraisal?   Back to top

Anytime the value of your home or other real property is being used to make a significant financial decision, an appraisal helps. If you're selling your home, an appraisal helps you set the most appropriate value. If you're buying, it makes sure you don't overpay. If you're engaged in an estate settlement or divorce, it ensures that property is divided fairly. A home is often the single, largest financial asset anybody owns. Knowing its true value means you can the right financial decisions.


What exactly is PMI and how can I get rid of it?   Back to top

PMI stands for Private Mortgage Insurance. It insures a lender against loss on homes purchased with a down-payment of less than 20%. Once equity in the home reaches 20% you can eliminate the PMI and start saving immediately. For a detailed discussion of PMI and how to get rid of it click here: What is PMI and how to get rid of it


How do I get ready for the appraiser?   Back to top

The first step in most appraisals is the home inspection. During this process, the appraiser will come to your home and measure it, determine the layout of the rooms inside, confirm all aspects of the home's general condition, and take several photos of your house for inclusion in the report. The best thing you can do to help is make sure the appraiser has easy access to the exterior of the house. Trim any bushes and move any items that would make it difficult to measure the structure. On the inside, make sure that the appraiser can easily access items like furnaces and water heaters.

The following Items, if available, will help your appraiser to provide a more accurate appraisal in a shorter period of time:

What is ''Market Value?''   Back to top

Market value or fair market value is the most probable price that a property should bring (will sell for) in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised; (3) a reasonable time is allowed for exposure to the open market; (4) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.


Who Actually Owns the Appraisal Report?   Back to top

In most real estate transactions, the appraisal is ordered by the lender. While the home buyer pays for the report as part of the closing costs, the lender retains the right to use the report or any information contained within. The home buyer is entitled to a copy of the report - it's usually included with all of the other closing documents - but is not entitled to use the report for any other purpose without permission from the lender.

The exception to this rule is when a home owner engages an appraiser directly. In these cases, the appraiser may stipulate how the appraisal can be used; for PMI removal, or estate planning or tax challenges, for example. If not stipulated otherwise, the home owner can use the appraisal for any purpose.


Which home renovations add the most to the price?   Back to top

The answer to this is different depending upon the location of the home. Different markets value amenities differently. Adding a central air conditioner in Houston, Texas may add significant value, while putting one in a home located in Buffalo, New York might not have much impact.

As a rule, the most value returned from renovating a home comes in the kitchen. According to one national survey, kitchen remodels returned an average of 88% of the investment. In other words, a $10,000 kitchen remodeling project would add approximately $8,800 to the value of the home. Bathrooms were second, returning 85%.