Frequently Asked Questions
The questions clients actually ask, answered directly. If yours is not here, call (619) 630-9273.
What exactly is a real estate appraisal?
It is a written, independent opinion of a property's market value, developed by a state-licensed or certified appraiser from research into the property itself and into comparable sales. The opinion is supported by documented evidence and developed under USPAP — the Uniform Standards of Professional Appraisal Practice — and that governing framework is what separates it from an estimate.
Why not just use a Zestimate, or ask an agent what it is worth?
An automated valuation applies a statistical model to recorded data; it has never seen the property and cannot know that the kitchen was never finished or that the lot drops off sharply at the back. An agent's opinion is often well-informed but comes from someone whose income depends on getting the listing. An appraisal is an independent professional opinion with documented support, and it is the only one of the three that courts, the IRS and assessment appeals boards treat as evidence.
What kinds of appraisals do you specialize in?
Date-of-death valuations and the step-up basis that follows, estate and trust administration, gift tax reporting, private party and intra-family transactions, divorce and dissolution, bankruptcy, Proposition 19 transfers, property tax appeals, appraisal review and expert testimony. The common thread is that each one is read by somebody with professional reason to examine it closely, and each is written accordingly.
Can this be used for a home loan or refinance?
No. Federal rules require lending valuations to come through a lender's own approved panel, so your bank commissions that separately. It is a different product for a different purpose and has no bearing on the specialty work above.
What is a date-of-death appraisal, and how far back can you go?
It fixes the value as of the date an owner died, and that figure sets the heirs' stepped-up cost basis and supports estate tax reporting. I prepare these with effective dates from last month to more than forty years back, reconstructing the market as it stood on that date from archived records and historical sales data.
Is a desktop appraisal as credible as one with an inspection?
For many purposes, yes. The methodology is identical; what differs is the scope of work, which the report discloses. Attorneys and courts accept desktop reports routinely. But there are real limits: for improved residential property a desktop appraisal does not meet IRS requirements, and where condition is genuinely unknown and central to value, an inspection earns its cost. I will tell you which situation you are in.
Which areas do you serve?
Full-service appraisals with in-person inspection cover San Diego County and Riverside County. Desktop and retrospective appraisals I prepare in all 58 California counties. This site has dedicated pages for 126 communities across 17 counties.
How much does an appraisal cost?
Published starting fees run from $299 for a Basic Desktop appraisal to $799 for a Standard two-to-four unit report, with a $99 GroundWork market-data report available if you are not ready for an appraisal. Acreage, high-liability property and extended travel can raise the figure, and the exact fee is confirmed before you commit.
How long does a report take?
A few business days from the inspection, or from the order on a desktop assignment — the variables are complexity and how fast the data I need surfaces. A 30% rush surcharge buys a faster slot when my calendar has one. Hand me the deadline when you first call and I will tell you plainly if it is reachable.
How does the appraisal work in a divorce?
I act as a neutral appraiser rather than an advocate for either spouse, which is why opposing counsel generally accepts the report. California matters may require a current value, a date-of-separation value, or both, and I can prepare them in parallel. When both parties retain me jointly, a two-client fee applies that costs well under two separate reports.
Do I need an appraisal for a Proposition 19 transfer?
Usually, yes. Prop 19 excludes only a limited amount of value on a parent-to-child transfer of a family home, and the rest is reassessed at current market value. The size of that exposure depends entirely on the property's current value, so knowing it before the transfer is recorded lets your attorney or CPA model the consequence instead of discovering it.
How do you handle unpermitted additions or conversions?
I document what is physically there and value it according to how the market actually reacts to unpermitted space, which is usually at a discount to permitted area rather than at zero. I am an appraiser, not a code enforcement officer, and I do not report unpermitted work to any agency.
How is a property with an ADU valued?
A permitted accessory dwelling unit, an unpermitted conversion and a junior ADU are three different things to the market and are treated differently in the report. The analysis looks at rental potential, the quality and permitting of the conversion, and whether local comparable sales actually show buyers paying for the additional unit. Provide permits, plans and any rental history and the conclusion will be better supported.
Why is the assessor's value different from your appraisal?
They answer different questions. Under Proposition 13 the assessor maintains a base-year value that rises by a capped amount annually and resets only on a change in ownership or new construction, so it may be far below current market value. An appraisal states current fair market value, or the value as of whatever effective date your matter requires.
Can you review another appraiser's report?
Yes. An appraisal review examines whether the existing report complied with USPAP, chose defensible comparables and supported its adjustments. It is often faster and cheaper than commissioning a second full appraisal, and it frequently resolves a dispute. If the report you dislike turns out to be sound, I will tell you that too.
Do you testify in court?
Yes. I have been qualified as an expert witness in California Superior Court in family-law and bankruptcy matters repeatedly over two decades. Testimony is quoted and billed separately from the report, and you should tell me early if a hearing is a realistic possibility, because the expected scope of work differs.
What should I have ready when I call?
Three things carry the conversation: the address, what the report is for, and — if the value has to be backdated — the exact effective date. Desktop assignments go better when you can send interior and exterior photographs. And if counsel or a CPA is involved, pass along their details so the finished report reaches them directly.
Do I need to be home for the inspection?
It is not required, but it helps. Owners point out upgrades, permits and work that is not visible, and that information makes the report more accurate. If you cannot be there, arrange access and leave a written note about improvements and their approximate dates and costs.
What if I disagree with the value you reach?
Contact me and say why. If you can identify a comparable sale I should have considered or an upgrade the report did not reflect, I will review it, and a correction that the evidence justifies costs you nothing. What I will not do is change a conclusion because a different number would be more convenient.
Still have a question?
Tell me the property and the purpose and I will quote the fee before you commit. Call (619) 630-9273 or request a quote online.