How to Find a Reputable Appraiser and Get a Home Valuation
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Jael Batty, Contributing AuthorClose
Jael Batty Contributing AuthorJael Batty is a freelance writer with 23+ years of marketing experience. Her expertise includes marketing and writing content for solar installers, electrical service providers, HVAC contractors, landscapers, and tile installers. Over her lifetime, she has lived in six states, moved 17 times, bought three houses, and sold two.
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Sam Dadofalza, Associate EditorClose
Sam Dadofalza Associate Editor
Sam Dadofalza is an associate editor at HomeLight, where she crafts insightful stories to guide homebuyers and sellers through the intricacies of real estate transactions. She has previously contributed to digital marketing firms and online business publications, honing her skills in creating engaging and informative content.
You’re getting bombarded with phone calls, emails, text messages, and even fliers tucked into your door with offers to buy your home. It’s enough to make anyone pause and wonder what their property is actually worth. From there, the next question comes naturally: how do you get a reliable valuation, and who’s qualified to provide it? And this is often the point where you find yourself asking, “Are there certified appraisers near me?”
Connect with a Top Agent
Find proven real estate agents who understand your market and can guide you in preparing for a successful home appraisal. Top-performing agents sell homes faster and for more money.
We spoke with top real estate agent Joe LoCicero of 54 Realty in Land O’ Lakes, Florida, and licensed appraiser Diana Benson of Benson Appraisals in Phoenix, Arizona, to provide expert advice when considering an appraisal. Additionally, we’ve created a list of best practices and tools to help you find a qualified, licensed local home appraiser.
How to find an appraiser near you
You can find an appraiser through a Google search using the phrase “certified home appraisers near me.” Check the appraiser’s experience, qualifications, and reviews before reaching out. But if you want the peace of mind that the appraiser you hire is qualified, reputable, and has years of experience in your area, consider these options:
- Request a referral from a local real estate agent. This is a great way to locate a known, reputable, licensed appraiser near you.
- Get a referral from your lender. Your mortgage company has an appraisal management company (AMC) on speed dial. The AMC is an indifferent third party that acts as a buffer between the lender and the appraiser to ensure the appraisal is impartial. Your lender can provide you with contact information for the AMC, which can refer you to a local appraiser.
- Use AppraisalInstitute.org. The Appraisal Institute can put you in touch with a fully vetted appraiser who meets rigorous criteria. It has a directory of Designated Members, Candidates for Designation, and Associate Members. Use their search tool to learn more about any appraisers you’re considering working with.
- Use Appraisers.org. This site is maintained by the American Society of Appraisers, a non-profit, international organization of professional appraisers. Its online tool lets you search for appraisers by location and appraisal expertise.
- Use Thumbtack or Angi. Thumbtack provides appraiser profiles, reviews, and costs. Angi lets you enter your home location and outlines potential vendors. Click the “Request Quote” button to receive an estimate for professional appraisal services.
Why you may need an appraisal
Finding the right appraiser is only part of the process. It’s equally important to know when to bring one in. Different real estate situations call for an objective valuation to keep decisions grounded.
Getting a home appraised is an important step in many real estate transactions, whether you’re buying, selling, or refinancing. An appraisal provides an unbiased estimate of your property’s market value, helping guide financial decisions. Here are some common situations where a professional appraisal can make a big difference:
- Selling your home on your own: If you’re listing without a Realtor, an appraisal can help you set a competitive and realistic price.
- Pricing a unique property: For homes that are unusual or one-of-a-kind, an appraisal helps justify your asking price to buyers.
- Refinancing your mortgage: Lenders may require an appraisal to determine your home’s current value when you’re trying to lower payments, pay off your loan faster, or tap into your equity.
- Handling a separation or divorce: An appraisal can help determine a fair buyout amount between co-owners.
- Planning finances: Advisors may need an accurate home value to assess your assets for retirement planning or estate documents, like a will.
- Appealing a property tax assessment: If you believe your home has been overvalued, an appraisal can support your case.
- Navigating legal matters: Situations like bankruptcy often require a clear accounting of assets, including your home’s value.
- Settling an estate: An appraisal helps determine property value when managing a loved one’s estate, paying off debts, calculating taxes, and dividing assets among beneficiaries.
An online valuation is just an algorithm. It’s very basic and may be ZIP code-driven. It might not even be community-specific. A computer doesn’t take into account the extra analyses performed by an agent or appraiser.
Joe LoCicero Real Estate AgentCloseJoe LoCicero Real Estate Agent at 54 Realty5.0Currently accepting new clients
- Years of Experience 20
- Transactions 3283
- Average Price Point $294k
- Single Family Homes 3112
How to get a value on your home
Finding appraisers near you is just one part of understanding your home’s value. There are other valuation methods, and each is best suited for specific circumstances, whether you need speed, convenience, or a more precise figure. Here are some ways you can determine your home’s worth:
1. Use an app or an online home value estimator
Many apps and online tools provide an estimated value for your home. They use an algorithm that evaluates market data, multiple listing service (MLS) transactions, and information specific to your home and neighborhood to determine value estimates.
Some of these platforms claim a high accuracy rate with a median error of 1.9% to 7.1%, citing a higher accuracy rate for homes that are on the market than for homes that are not currently on the market.
Let’s look at a real-life example:
- One home estimator app values your home at $378,600 with a range of $360,000 to $398,000.
- Another estimates your home value at $333,200 flat.
- Yet another estimates your home value at $384,744 with an estimated offer range of $323,000 to $404,000.
An online valuation estimator will provide you with an approximate value of your home as you answer a few simple property-related questions. You can get the free online estimate in minutes.
HomeLight’s home value estimator requests basic property information and uses an algorithm that analyzes millions of transactions to predict your home’s worth.
Let’s look at that real-life example again using HomeLight’s Home Value Estimator:
Compared to the values determined by the three apps, HomeLight provides an instant estimate of $370,000 and then follows up by emailing you with a more specific estimate of $369,946.
The downside of using an online home value estimator
While online home value estimators can offer a quick snapshot of what a home might be worth, they often miss key details that can significantly impact an accurate price. Take note of these drawbacks when using online estimators:
Online valuations aren’t designed to replace an appraisal. An online valuation of your home can be inaccurate. HomeLight estimates the values the tools provide are within 7% of the home’s actual value half of the time.
Online valuations don’t have the human factor. The thing about online valuations is that no human has come out to assess your home. A real estate agent or appraiser will know the neighborhood and local market conditions, as well as what buyers love in a home like yours.
“An online valuation is just an algorithm. It’s very basic and may be ZIP code-driven. It might not even be community-specific. A computer doesn’t take into account the extra analyses performed by an agent or appraiser,” LoCicero says.
“For example, does the house back up to a school or power lines? Is it in an area where car headlights are constantly shining in your living room? Maybe it has a community pool. Those kinds of things that add or detract value from your home,” he adds.
An algorithm also doesn’t factor in upgrades to your home that an agent or appraiser considers in their valuation. For example, you may have bolstered the value of your home by replacing your roof or modernizing your kitchen by installing stainless steel appliances.
2. Request a CMA from a real estate agent
An online value estimator is the starting point for estimating your home value, but a comparative market analysis (CMA) provides a better picture. This report offers a simple estimate of your home’s value based on what similar homes in your area have recently sold for. Many agents provide a CMA at no cost.
Ultimately, a CMA determines the best listing price for your home. The report includes:
- The location of your property and three to five comparable properties or similar homes that recently sold in your neighborhood
- A description of your property and the comparable properties, including the floor plan and the number of bedrooms and bathrooms
- The size of your home in square feet
- Photos of your home and the comparable properties
- The total sales price and the sold price per square foot of each comparable property
- Dollar adjustments for any differences between your home and the comparable properties
- The fair market value of your property
A CMA brings the human element into estimating the value of your home, as the real estate agent assigns a dollar amount to each difference between your home and comparable properties.
Local professionals especially know what’s trending in your specific market. They adjust for upgrades, special features like a community park within walking distance, and external factors, such as a nearby road that brings traffic noise into the living environment.
Although a CMA is an informal valuation of your home, it must be reliable. If the report is too far off target, the state’s real estate licensing commission may take disciplinary action against the agent.
3. Get an appraisal valuation from a licensed appraiser
If you need an official and accurate value on your home for any reason, you’ll need to get it from a licensed or certified appraiser. A local professional knows the market and will evaluate your home’s location and adjust the valuation considering any upgrades, features, and drawbacks of your home (or the community).
The average cost of an appraisal is $350 to $550 and may take a week or two to be completed.
Why selecting a qualified appraiser matters
Choosing the right appraiser really matters, as it can shape how accurately your home is valued, and that sets the tone for everything that follows in the selling process. A solid appraisal helps you price your home right, so you attract serious buyers without underselling yourself. It also gives you a stronger footing when negotiating, whether you’re handling multiple offers or pushing back on low ones.
Working with someone who knows your local area makes a big difference as well. Local appraisers understand neighborhood trends, recent sales, and the little details that can impact value, which helps prevent surprises or delays down the line. They’re also better at picking truly comparable homes and aligning the valuation with what buyers and lenders expect.
At the end of the day, the right appraiser can make the whole process feel smoother, faster, and a lot less stressful.
What to look for in an appraiser
The appraiser you hire must meet the following requirements:
- Be a disinterested third party: This means the appraiser is not a friend, family member, or colleague of any interested parties, including the seller or the buyer, and does not hold any interest in the property.
- Be a qualified appraiser: Depending on state laws, the appraiser must have an associate degree or a bachelor’s degree in any field, 12 to 18 months of experience apprenticing under a licensed appraiser, and an appraiser certificate or license.
What to ask an appraiser before hiring
When choosing an appraiser to value your home, asking the right questions is important to make sure you’re working with a qualified professional who delivers reliable services. Here are some crucial questions to ask before hiring:
- How do you determine my home’s value?
This question helps you better understand the process of valuing your home, as the professional talks about their methodology, specifically the factors they consider. - Are you familiar with my local market?
An appraiser with local knowledge offers a more accurate valuation, as they are well aware of neighborhood trends and property values. - What is your turnaround time for the appraisal report?
This is especially important if you’re looking to sell your home fast. With a timeline estimate, you can plan out the sale more smoothly and line up all the logistics ahead of time. - Can you provide references from recent clients?
Asking for references allows you to evaluate the appraiser’s reliability and customer service.
What to expect from the appraisal process
During the appraisal process, the appraiser will evaluate the community, comparable properties, and your property to determine the value of your home. The appraisal process includes:
- Property research, including its history, location, neighborhood, and external influences on the property
- Visual evaluation of the home’s age, size, condition, improvements, and features
- Comparison of similar home sales in the area
- Numerical calculations of value
What’s in an appraisal report
Your appraisal report will be a physical or digital statement of the value of your home and how the appraiser determined the value. It’s usually provided through the Uniform Residential Appraisal Report and includes:
- The appraisal form
- Your home’s exterior and interior conditions
- The home and property’s size or square footage
- The value of living areas
Don’t let hidden issues tank your appraisal. Learn the biggest factors that can hurt your property’s value, from neglected repairs to outdated features. Learn what appraisers look for so you can address issues immediately and avoid costly surprises.
What to tell your appraiser
To get the best value on your home, share with the appraiser a list of recent repairs or updates to your home and the cost and date of each repair. An estimate is fine, but it’s better if you have receipts.
In particular, it’s important to list repairs or updates that the appraiser cannot see, such as blown-in insulation, a new HVAC system, or a repair to a leaking roof that left watermarks on the ceiling.
What not to tell your appraiser
Keep in mind that the appraisal must be impartial. The appraiser cannot value your home to meet your financial needs. This means you should not ask the appraiser to value your home at the sales price, work a little magic on the value, or tell the appraiser about any hardships you’re going through. Conversely, don’t give the appraiser reasons why you might expect the home to appraise low.
Moreover, remember that the appraiser is not an inspector. Avoid asking which repairs need to be made. Nonetheless, they are evaluating the condition of your home, so make sure it’s in tip-top shape.
Keep in mind: a lender or buyer will hire an appraiser
If you’re already in the process of selling your home and have signed a contract with a buyer, you’re not responsible for finding and paying an appraiser. The buyer’s lender will be the one who will arrange the appraisal.
Likewise, if you’re selling for cash and the buyer wants an appraisal, the buyer will bring on the appraiser. In this event, the buyer covers the appraisal costs.
A quick (and free) way to check your home value
Get a preliminary home value estimate in as little as two minutes. Our tool uses information from multiple sources to give you a range of value based on current market trends.
Frequently asked questions about appraisers
A home appraiser provides an unbiased, professional estimate of a property’s market value. They examine the home, evaluate its condition, size, and features, and compare it to similar properties in the area. This valuation helps buyers, sellers, and lenders make informed financial decisions.
The appraisal process usually takes about one to three weeks from start to finish. It begins with scheduling the appraiser to visit the property, which often takes 1 to 2 hours for an on-site inspection. After the visit, the appraiser researches comparable homes, reviews market trends, and analyzes the property’s features, a step that can take several days.
Once the analysis is complete, the appraiser prepares a detailed report, which is then submitted to the lender or client. In some cases, if the property is complex or high-value, the timeline may extend slightly. Overall, most sellers and buyers can expect to receive the final appraisal within 7 to 14 days of the inspection.
Yes, many appraisers now offer mobile or virtual appraisal options to make the process faster and more convenient. These options may include video tours, digital documentation, and remote consultations. While not all properties are eligible, virtual appraisals can be a flexible solution for sellers or buyers with time constraints.
Make confident home valuation decisions
If you’re looking for a quick and approximate value of your home, HomeLight’s online value estimator is a great place to start. If you need a better valuation on your home, a real estate agent may be willing to provide a comparable market analysis free of charge.
However, if you need an accurate home valuation, you must hire a licensed appraiser. Make the search easier by getting a referral from a local real estate agent or your lender. Additionally, search tools provided by sites like the Appraisal Institute, American Society of Appraisers, Thumbtack, or Angi can help.
Header Image Source: (Dillon Wanner / Unsplash)
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