Frequently Asked Questions
Answers to the questions we hear most often about non-lender appraisals in California. Don't see yours? Ask us directly.
What is a non-lender (non-mortgage) appraisal?
It's an appraisal ordered for a reason other than getting a loan — settling an estate, dividing property in a divorce, supporting a bankruptcy filing, establishing a date-of-death value, or simply learning a home's worth before buying or selling. These reports are written for people and institutions like the IRS, attorneys, and the courts rather than for an underwriter.
Do you need to come inside the house?
Not always. Our Desktop and Basic Desktop reports are prepared from public records, MLS data, and photographs without a site visit, which is often perfectly appropriate for estate and tax matters. When a court, the IRS, or a buyer needs to know an appraiser personally inspected the property, the Standard report includes a full interior and exterior inspection.
Can you appraise a property for a past date?
Yes. A retrospective appraisal estimates value as of a specific prior date — most commonly a date of death for step-up in basis, or a separation date in a divorce. We analyze the comparable sales that were available as of that date, not today's market.
How much does an appraisal cost?
Basic Desktop reports start at $299, Desktop at $449, Drive-By at $575, and Standard at $625, with 2-4 unit and add-on pricing available. Your exact fee depends on the property and the intended use, and is always quoted in writing before you commit.
Are your reports USPAP and IRS compliant?
Yes. Every report is prepared in conformance with the Uniform Standards of Professional Appraisal Practice (USPAP). Our date-of-death and estate reports are written to meet IRS requirements for step-up in basis and estate-tax documentation.
Will the same appraiser handle my report?
Yes. Every assignment is completed by the certified appraiser — never a trainee or support staff. The person who answers your questions is the person who signs your report.
Do you provide expert witness testimony?
Yes. We prepare litigation-ready reports and provide qualified expert testimony and appraisal review for divorce, probate, bankruptcy, and other contested valuation matters. Testimony and deposition time are billed separately from the appraisal.
Where do you work?
We provide in-person appraisals throughout San Diego and Riverside Counties and desktop appraisals statewide across California — more than 130 communities in 16 counties. If your city isn't listed on our service-area page, ask; we can almost always help.
How long does an appraisal take?
Turnaround depends on the report type, the property, and current workload. We give you a realistic timeframe with your quote, and rush delivery is available for an added fee when our schedule allows.
How do I get started?
Use our online request form or email us directly. Tell us the property address and what the appraisal is for, and we'll reply with the right report type and a firm quote.