FAQ

A divorce appraisal is an unbiased, professional assessment of a property's fair market value specifically for divorce proceedings. This appraisal helps both parties understand the true value of their marital property, ensuring equitable distribution of assets. The appraisal is conducted by a certified, impartial appraiser who has no vested interest in the outcome.

Most divorce appraisals are completed within 5-7 business days from the inspection date. The inspection itself typically takes 30-60 minutes, depending on the size and complexity of the property. We understand the time-sensitive nature of divorce proceedings and can expedite the process when needed for court deadlines.

Yes, both parties are welcome to be present during the inspection. However, we recommend that if both parties attend, they maintain a professional and cordial atmosphere. If there are concerns about conflict, separate appointments can be arranged, or legal representatives can attend instead.

Yes, our appraisals are conducted according to USPAP (Uniform Standards of Professional Appraisal Practice) standards and are fully acceptable in Michigan courts. We have extensive experience providing expert testimony when required and our reports meet all legal requirements for divorce proceedings.

Depending on what you may need, you typically have some options. If the divorce is amicable, you may only need a 'desktop' appraisal, which is where we send you a link from our specialized software utilized on a smart phone to take pictures of the property. No appointment is needed with a desktop appraisal and every other part of the process is exactly the same as a full appraisal. The only difference with a desktop appraisal is that you, the homeowner, take all of the photos of your property instead of us. Simple and straightforward. Desktop appraisals range from $300 to $600, depending on the complexity of your property (lake frontage, acreage, outbuildings, etc.)

Full appraisal fees typically range from $500-$900 for typical residential properties in the Grand Rapids area, depending on the size, location, and complexity of the property. This is a one-time fee that both parties typically split. We provide upfront pricing with no hidden costs.

If there's disagreement, the disputing party can obtain a second appraisal. In many cases, the two appraisers will collaborate to resolve discrepancies. If agreement still cannot be reached, the court may order a third independent appraisal or appoint an arbitrator to determine the final value.

An estate appraisal determines the fair market value of a property as of the date of death for estate tax purposes, probate proceedings, or distribution among heirs. This valuation is critical for IRS reporting, estate tax calculations, and ensuring fair distribution of assets according to the deceased's wishes.

An estate appraisal should be ordered as soon as possible after the date of death to establish an accurate value for the property at that specific time. This is particularly important for IRS Form 706 (estate tax return) and for establishing a stepped-up cost basis for capital gains purposes if the property is later sold. However, it is not uncommon for us to handle a 'retrospective' appraisal with a date of death several years in the past.

While federal estate tax may not apply to smaller estates, an appraisal is still highly recommended. It establishes the stepped-up cost basis for future capital gains calculations, prevents disputes among heirs, provides documentation for probate court, and ensures compliance with state regulations that may have lower exemption thresholds.

A date of death valuation determines what the property was worth on the specific date the owner passed away, not the current value. This requires the appraiser to research market conditions, comparable sales, and property conditions as they existed on that historical date, which may be months or even years in the past.

Yes, one estate appraisal serves all heirs and beneficiaries. The single, unbiased valuation ensures fairness when dividing assets or when one heir buys out others. All parties receive copies of the same report, promoting transparency and reducing the likelihood of disputes among family members.

You'll need the property address, legal description, date of death, and proof of executor/administrator authority. Recent property tax bills, surveys, and information about any improvements or issues with the property as of the date of death are also helpful. We can work with incomplete information and research public records as needed.

Even without a lender requirement, an appraisal protects both buyers and sellers. It ensures the buyer isn't overpaying and confirms the seller is receiving fair market value. An appraisal provides objective, professional validation of the agreed-upon price and can be useful for insurance purposes, future refinancing, or tax documentation.

Cash sale appraisals follow the same professional standards but aren't subject to lender-specific requirements or forms. They can be more flexible in scope and timing, often completed faster. The appraisal serves the client's specific needs rather than a bank's lending criteria, allowing for customized reporting formats.

Absolutely. If the appraisal comes in below the agreed purchase price, buyers can use this objective evidence to renegotiate the terms. This is especially valuable in competitive markets where bidding wars may inflate prices beyond actual market value. The appraisal provides factual support for price adjustments.

Cash sale appraisals typically have faster turnaround times since there's no lender involvement. Most are completed within 3-5 business days, and we can offer rush service (24-48 hours) when needed for quick closings. Contact us directly to discuss your timeline requirements.

Cash sale appraisals are often competitively priced since they don't require specific lender forms or compliance reviews. Pricing typically ranges from $400-$650, depending on property type and location in the Grand Rapids and surrounding areas. We provide transparent pricing upfront with no hidden fees.

This is negotiable between buyer and seller. Typically, the party requesting the appraisal pays for it. In some cases, the cost is split, or it's included in the seller's closing costs. We recommend addressing this in the purchase agreement to avoid confusion later.

All of our appraisers are state-certified and licensed in Michigan, with extensive knowledge of the Greater West Michigan real estate market. We maintain continuing education requirements, adhere to USPAP standards, and carry professional liability insurance. Our team has decades of combined experience in residential appraisals.

We serve Greater Grand Rapids and all surrounding areas including East Grand Rapids, Kentwood, Wyoming, Walker, Grandville, Rockford, Ada, Cascade, Jenison, Hudsonville, Standale, and throughout Kent County. We also service adjacent counties including Ottawa, Barry, and Ionia counties.

We use a variety of valuation methods and tools, but we primarily utilize the Sales Comparison Approach, analyzing recent sales of similar properties in your area. We adjust for differences in size, condition, location, features, and market conditions. We also consider the Cost Approach and Income Approach when applicable. The final value reflects comprehensive market analysis and property-specific factors.

During the inspection, the appraiser will photograph the exterior and interior, measure the building, note the condition of major components, identify upgrades and improvements, and assess overall quality and condition. The inspection typically takes 30-60 minutes. You don't need to be present, but you're welcome to attend and answer questions.

Minor cosmetic improvements like cleaning, decluttering, and basic maintenance can help, but major repairs solely for the appraisal may not provide sufficient return on investment. Focus on ensuring all areas of the home are accessible and presenting the property in its best condition. Discuss any recent improvements with the appraiser.

Yes, you can provide information about recent sales you believe are comparable. However, the appraiser must independently verify all data and make their own professional determination about which comparables are most appropriate. Appraisers use MLS data, public records, and their market expertise to select comparables that meet professional standards.

The report includes property description and photos, site information, comparable sales analysis with adjustments, neighborhood and market condition analysis, highest and best use determination, final value conclusion, appraiser's certifications, and all supporting data. Reports typically range from 35-50 pages depending on property complexity.

Appraisals are considered valid for their intended purpose at the effective date stated in the report. In stable markets, appraisals may remain relevant for 3-6 months. However, in rapidly changing markets, values can shift quickly. For legal or official purposes, the specific date of value in the report is what matters, not how old the report is.

If you believe there's an error, review the report carefully and contact us with specific concerns. We can discuss the methodology, comparable selection, and adjustments made. If factual errors exist, we'll correct them. If you have additional information about the property or market that wasn't considered, we'll review it. A more formal reconsideration of value can be requested if there are new facts that you wish to present to the appraiser. We're never offended when someone questions our work. We love to educate and have conversations with our clients.

Yes, we have experience appraising various property types including historic homes, waterfront properties, large estates, properties with significant acreage, and unique architectural styles. Unusual properties may require additional time for research and analysis, but we have the expertise to handle complex appraisals throughout the Grand Rapids and West Michigan area.

Contact us by phone or email with the property address, type of appraisal needed, and your timeline. We'll provide a quote and available inspection dates. Once you confirm, we'll send an engagement letter and schedule the inspection. Most inspections can be scheduled within 3-5 business days. You can click this link to ORDER AN APPRAISAL

We accept payment by check, credit card, cash, PayPal, and Stripe. Payment is typically due upon inspection or before report delivery, depending on the service type. For estate and divorce appraisals, we can coordinate payment with attorneys or executors. Invoices are provided for all services.

Yes, our certified appraisers can provide expert witness testimony in Michigan courts for divorce, estate, property disputes, and other legal matters. We have courtroom experience and can explain appraisal methodology and conclusions clearly to judges and juries. Additional fees apply for testimony and court preparation.

Yes, we can appraise properties as of a past date for estate settlements, tax appeals, legal disputes, or other purposes requiring a historical value. These require extensive research into market conditions and comparable sales from the specific time period. The effective date can be months or years in the past.