What to know before ordering an appraisal.

An appraisal is an independent opinion of value developed by a licensed or certified appraiser for a defined intended use. A comparative market analysis is typically prepared by a real estate agent for listing or purchase strategy. An automated estimate relies on an algorithm and may not account for property-specific condition, quality, views, site influences, or other details.

Yes, for many non-lending purposes. Homeowners, attorneys, trustees, fiduciaries, agents, and property owners can order private appraisals directly. For a mortgage lending decision, federal appraisal-independence rules generally require the lender or its appraisal-management company to place the order.

Fees depend on the property, location, complexity, intended use, effective date, report requirements, and timing. We review those details before quoting a fixed assignment fee.

Timing depends on access, property complexity, the type of report, market data, and current workload. Availability and an expected delivery date are confirmed before engagement.

The appraiser observes and documents the property’s relevant physical characteristics, including layout, condition, quality, improvements, site features, and external influences. An appraisal inspection is not a home inspection and does not replace one.

Yes, when sufficient market data is available. Retrospective appraisals are often used for date-of-death, estate, tax, divorce, or other matters requiring an opinion as of a prior date.

AP Appraisal focuses on residential real property, including eligible 1–4 unit residential assignments. We do not market full commercial appraisal services.

The property address, property type, reason for the appraisal, required effective date, intended users, deadline, occupancy, and any known unusual features are the most helpful starting details.