Learn about our services

  • We provide residential appraisal services for a wide range of mortgage lending needs, including:

    • FHA

    • Conventional

    • USDA

    • Manufactured Homes

    • Land Only

    • Proposed Construction

    • Rehab (203k & similar programs)

    • REO / Foreclosure Properties

    We are FHA-approved and experienced in meeting lender-specific guidelines. While most lender assignments come through appraisal management companies (AMCs), we are also happy to coordinate directly with banks, credit unions, and individual loan officers when needed.

  • Planning to sell your home—either with an agent or on your own? A pre-listing appraisal provides an accurate, unbiased market value to help you determine a competitive list price and estimate likely time on the market.

    For For-Sale-By-Owner (FSBO) sellers, a professional appraisal can offer added credibility and confidence in negotiations. It also helps prevent overpricing (which can lead to a stale listing) or underpricing (which can leave money on the table).

    We help homeowners set realistic expectations based on market data—not guesswork.

  • Do you believe the county has over-assessed the value of your property? If your property taxes feel too high, you’re not alone—and you don’t have to guess. A professional appraisal can provide objective, market-supported data to help you determine whether your assessment is fair.

    We provide independent, third-party appraisals that can be submitted as evidence during your tax protest. Whether you're a homeowner or investor, an accurate appraisal can help strengthen your case and potentially save you thousands in annual property taxes.

  • If you're preparing to list your home, it's wise to have it professionally measured using the ANSI Z765-2021 standard—the same measurement method required by lenders nationwide. This ensures consistency and accuracy when your buyer’s lender sends their appraiser.

    While most real estate agents rely on square footage from county tax records, these figures are often inaccurate. An incorrect Gross Living Area (GLA) can significantly affect your list price. For example, if you're listing at $175 per square foot and your home turns out to be 100 square feet larger than the tax record shows, that’s a potential $17,500 increase in value—without changing the price per square foot.

    Professional GLA measurement typically costs between $100–$200, and it could save you thousands (or even tens of thousands) in missed profit.

  • Looking to remove Private Mortgage Insurance (PMI) from your current mortgage? Many lenders require a professional appraisal to confirm that your home has reached the necessary loan-to-value (LTV) ratio.

    If your lender is located outside the Texoma area, you can still use our services. Simply provide them with our information, and we’ll coordinate with them to ensure the process runs smoothly. We’re experienced in preparing PMI removal appraisals that meet lender requirements and help you eliminate unnecessary monthly costs.

  • Planning to build a new home or renovate your existing one? A proposed construction or rehab appraisal provides an estimate of the property’s market value after the planned work is completed.

    These appraisals are based on detailed construction plans, specifications, and cost estimates, helping lenders and homeowners make informed decisions before breaking ground. Whether you're financing new construction, adding square footage, or performing significant updates, we provide reliable valuations that reflect the as-completed value of your project.

  • When a person passes away, their assets—including real estate—must often be valued for legal and financial purposes. This is where an estate or probate appraisal comes in.

    The primary purpose of an estate or probate appraisal is to determine the fair market value of a property as of the date of the owner’s death. This value is used for:

    • Estate settlement – to fairly divide assets among heirs or beneficiaries.

    • Filing with the IRS – for potential estate tax obligations.

    • Probate court – to comply with legal requirements if the estate goes through probate.

    • Selling the property – to establish a realistic and defensible list price if the heirs plan to sell.Item description