Not every appraisal is for a courtroom or a tax board. Sometimes you just want to know — accurately and from someone independent — what your home is worth. That’s what core residential appraisals are for: pre-listing decisions, pre-purchase confirmation, removing PMI from your mortgage, or pricing a private (FSBO) sale.
Same standards as the more specialized work. Same person doing it. Just simpler engagements.
Four Use Cases
When you need a core residential appraisal.
Pre-Listing Appraisal
Before you list, know the number. An independent appraisal takes the guesswork out of pricing and gives you a defensible answer when offers start coming in below ask.
Pre-Purchase Appraisal
Before you make an offer (or before you finalize one), confirm the home’s worth what you’re paying. A second set of eyes that doesn’t have a commission riding on the deal.
PMI Removal Appraisal
If your loan-to-value ratio has dropped below 80%, your lender may require an appraisal before they remove private mortgage insurance. I prepare reports in the format lenders accept.
FSBO Appraisal
Selling without a Realtor? An independent appraisal gives you a confident asking price and a credible answer when buyers ask ‘how did you arrive at this number?’
Same process as the rest. Call or order online. Inspection within the week. Report delivered in 5–7 business days. Flat fee quoted upfront — no surprises.
Pennsylvania Service Area
- Montgomery County
- Delaware County
- Philadelphia County
- Chester County (parts within 25 miles of Narberth)
FAQ
Common questions.
If you’re pricing a home worth $400,000+ and you’d like an independent number to anchor your listing strategy, yes. The cost is a small fraction of what an underpriced listing leaves on the table — or what an overpriced listing costs in days-on-market.
Yes. Most lenders accept a USPAP-compliant appraisal from any certified appraiser they don’t have a conflict with. I prepare the report; you submit it to the lender. Confirm with your lender that they don’t require their own panel appraiser before ordering.
A CMA is what an agent gives you — a pricing recommendation based on recent sales. An appraisal is a regulated valuation, prepared to USPAP standards, with verified comparables and documented adjustments. Buyers (and their lenders) take an appraisal more seriously than a marketing tool.
Yes — these are pre-purchase appraisals. They’re independent of the lender’s required appraisal (which the lender orders themselves). Useful when you want a third-party view before you finalize an offer or when you’re paying cash and there’s no lender appraisal at all.
Standard turnaround is 5–7 business days from inspection. Rush available when the deal calls for it.
Related Services
Need a straightforward appraisal?
Tell me the property and the situation. I’ll quote a flat fee within one business day.