How long does an appraisal take?

In most cases, appraisal reports are completed and delivered within 5 business days from the date of engagement. However, turnaround times can vary depending on the time of year, scheduling availability, and the complexity of the property.

Appraisal volume tends to be higher during the spring and summer months, which may lead to slightly longer processing times. More unique or complex properties may also require additional research and analysis.

We always strive to deliver reports as promptly as possible without compromising accuracy or quality.

What do I need to do to prepare my home?

The appraiser will take photos of both the interior and exterior of your home, so it’s a good idea to make it as presentable as possible. Think of it like preparing for guests—you want to make a good impression.

While appraisers don’t judge cleanliness, a tidy and well-lit home makes it easier to see important features and can help the process go more smoothly. Make sure all areas of the home are accessible, including the garage, attic (FHA & USDA only), and backyard.

No need for perfection—but a quick clean-up can go a long way.

How is value determined?

An appraiser determines a home’s value by analyzing recent sales of comparable properties in the area, making adjustments for differences in size, condition, location, features, and other relevant factors. This is known as the Sales Comparison Approach, and it’s the most common method for residential appraisal.

Depending on the situation and age of the home, we may also consider the Cost Approach (which looks at how much it would cost to rebuild the home today, minus depreciation) and, in income-producing properties, the Income Approach (based on potential rental income).

The goal is to provide an objective, well-supported estimate of fair market value—what a typical buyer would reasonably pay for the home under normal market conditions.

Do you work for buyers or sellers?

Appraisers work with both buyers and sellers, depending on the situation.

• Buyers typically need an appraisal for mortgage approval, but even cash buyers may seek an independent appraisal to ensure they’re not overpaying.

• Sellers often request pre-listing appraisals to help set a realistic asking price. These can be presented as either a single market value or a value range, depending on the seller’s goals and desired marketing timeline.

For example, a seller looking for a quick sale may need to price the home more aggressively, while a seller who isn’t in a hurry might choose to list at the top end of the market and wait for the right buyer.

What areas do you provide services in?

We provide appraisal services in the following cities and counties:

Texas - Grayson county, Cooke county, Collin county, Fannin county, Sherman, Denison, Pottsboro, Whitesboro, Gordonville, Collinsville, Sadler, Southmayd, Gainesville, Bells, Tom Bean, Whitewright, Bonham, Trenton, Leonard, Howe, Van Alstyne, Gunter, Anna, Melissa, McKinney, Celina, Prosper.

Oklahoma - Bryan county, Durant, Silo, Calera, Colbert, Cartwright