Question 1

What is included in a full residential appraisal report?

Accepted Answer

A full appraisal includes a visit to your home, house measurements, and photos inside and outside. Then we study the local market and compare your home to recent similar nearby home sales. We do three approaches to value: Sales Comparison Approach, Cost approach (if rebuilt from scratch), and Income approach (rental income). We explain how we got the value and provide a clear, comprehensive report.

Question 2

What is the typical appraisal turnaround time?

Accepted Answer

After the home visit, most reports are finished within 3–5 business days and sent by email. If you have a tight deadline, a two-business-day expedite option is available.

Question 3

Which local factors most influence home values across DFW?

Accepted Answer

Home values can change significantly by neighborhood. Nearby schools, lake proximity, lot size and shape, school district feeds, and home condition all matter. Major upgrades like a remodeled kitchen or pool also drive value.

Question 4

What should homeowners do to prepare prior to the appraiser's visit?

Accepted Answer

Please ensure all rooms are accessible. You don't need to clean or worry about clutter — we are trained to look past normal living conditions. Providing a list of recent home improvements and dates is always helpful.

Question 5

How do I schedule an appraisal and receive an accurate quote?

Accepted Answer

You can request an appraisal online using our booking form or call us at 972-200-0916. Most appraisals are $500 for single-family homes under 4,000 SqFt and under 2 acres. We will confirm exact pricing before locking in your appointment.

Question 6

What areas do you cover?

Accepted Answer

We provide residential appraisals across the entire Dallas-Fort Worth metroplex, including Collin, Dallas, Denton, Parker, Tarrant, and Rockwall counties.

Question 7

Are your appraisers licensed?

Accepted Answer

Yes. Every inspection is executed exclusively by state-licensed Texas appraisers, and every report is USPAP-compliant and court- and IRS-admissible.

Question 8

Can one spouse hire the appraiser without bias?

Accepted Answer

Yes. Our analysis is independent and USPAP-bound regardless of which party retains us. The methodology and conclusions are identical whether retained jointly or by one party.

Question 9

Do you provide impartial appraisal reports for divorce settlements?

Accepted Answer

Yes. We specialize in fair, unbiased appraisal for divorce situations. Our reports follow USPAP rules and can be used for legal needs. We can also estimate value for a retroactive date-of-separation if required.

Question 10

Can you testify in court or deposition?

Accepted Answer

Absolutely. Our licensed appraisers provide expert witness testimony and deposition support, with fees disclosed up front in the engagement letter.

Question 11

What valuation date should we use?

Accepted Answer

Texas courts often use the date of separation or filing. We can also prepare retrospective valuations tied to the date of marriage or another date your attorney specifies.

Question 12

What is a retrospective appraisal?

Accepted Answer

It is an opinion of value as of a past date — the date of death — rather than today. The appraiser researches market conditions and comparable sales that were available on that specific date.

Question 13

Is this accepted by the IRS?

Accepted Answer

Yes. Our reports are USPAP-compliant and structured to support Form 706 estate tax filings and probate court submissions.

Question 14

Do all beneficiaries need to agree?

Accepted Answer

Our analysis is independent and neutral, which helps minimize disputes. The report is acceptable to all parties and their counsel.

Question 15

How is this different from a CMA?

Accepted Answer

A comparative market analysis from an agent is an opinion, not a certified appraisal. A pre-listing appraisal is a USPAP-compliant, independent valuation that carries more weight with buyers, lenders, and in negotiations.

Question 16

Will it help avoid a low buyer appraisal?

Accepted Answer

Yes. By pricing from a defensible appraisal up front, you reduce the chance the buyer's lender appraisal comes in below contract — a common deal-killer.

Question 17

Is it useful for FSBO sellers?

Accepted Answer

Absolutely. Without a listing agent's pricing expertise, an independent appraisal gives FSBO sellers the third-party credibility buyers expect.

Question 18

When should I order a tax appeal appraisal?

Accepted Answer

After you receive your notice of assessed value, typically in spring. Filing deadlines vary by county, so contact us promptly to ensure your report is ready before the ARB hearing.

Question 19

Will the appraisal guarantee a reduction?

Accepted Answer

No appraisal can guarantee an outcome, but a certified, independent report is the strongest evidence you can present to the appraisal review board.

Question 20

Can you represent me at the hearing?

Accepted Answer

We deliver the appraisal evidence for your hearing. If you need formal representation, we can refer you to a property tax protest firm that pairs our report with advocacy.

Question 21

Can your appraisal report help support a county property tax protest?

Accepted Answer

Yes. An independent appraisal is strong evidence for a county appraisal district protest. We document required repairs and evaluate recent market comps.

Question 22

How much can I save by removing PMI?

Accepted Answer

PMI typically costs between 0.3% and 1.5% of the original loan amount per year. On a $400,000 loan that can mean $100–$500+ each month — significant recurring savings.

Question 23

Will my lender accept this appraisal?

Accepted Answer

Our reports are formatted to meet Fannie Mae lender guidelines, which most servicers require. We'll confirm any specific requirements your servicer has up front.

Question 24

When am I eligible to cancel PMI?

Accepted Answer

Generally when your loan-to-value reaches 80%, though servicer rules and the Homeowners Protection Act set specific timing. We help you document the equity; your servicer confirms eligibility.

Question 25

Is this a floor plan?

Accepted Answer

No. This is a Gross Living Area measurement service that produces a verified square footage figure. It does not include a room-by-room floor plan or layout diagram.

Question 26

What standard do you follow?

Accepted Answer

We measure to the ANSI Z765 standard for residential Gross Living Area, the methodology referenced by Fannie Mae and most MLS systems. Finished, above-grade living area is included; below-grade and unfinished areas are reported separately, not counted in GLA.

Question 27

Why does accurate square footage matter?

Accepted Answer

Square footage drives price, taxes, and buyer expectations. An inaccurate figure can lead to misrepresentation claims, appraisal gaps, or lost value. An ANSI-based measurement gives you a defensible number.

Question 28

Can this be used to correct tax records or MLS data?

Accepted Answer

Yes. Many homeowners and agents use a documented ANSI measurement to correct inaccurate tax-assessor or MLS square footage that doesn't reflect finished living area.

Question 29

How quickly is the measurement report delivered?

Accepted Answer

The documented square footage report is delivered the next business day.

Question 30

What does the Smart Rehab Report include?

Accepted Answer

It combines an as-is value of the property's current condition with a market-driven analysis of how improvements are rewarded, ending with a recommended rehab budget and targeted guidance on where to invest for the highest return.

Question 31

How do you determine the recommended rehab budget?

Accepted Answer

We measure how much buyers are actually willing to pay at each level of improvement. The recommended amount is the point where your spending is estimated to earn the best possible return — spending beyond it may give you less back than you put in.

Question 32

Who is this report for?

Accepted Answer

It's built for investors, flippers, and homeowners planning renovations who want to avoid over-improving and make informed, market-backed decisions about where to spend.

Question 33

Is this an official appraisal report?

Accepted Answer

No. The Smart Rehab Report is a market analysis of existing conditions, not a legal document and not an official appraisal report. It cannot be used as an official appraisal. It does not guarantee the best return on investment or any future results. It is strictly an analytical report based on current market conditions and a hypothetical future condition.

Answers From Our Appraisers

General Appraisal Questions

Divorce & Asset Division

Estate & Probate

Pre-Listing & FSBO

Property Tax Appeal

PMI Removal

ANSI Square Footage Measurement

Smart Rehab Report

Ready to Move Forward?