Frequently Asked Questions

Most residential appraisals in the Greater Cleveland area range from $400 to $600, depending on the size and complexity of the property. Specialty appraisals (estate, divorce, tax appeal) may vary. Contact us for a free quote specific to your property.

The on-site inspection typically takes 30–60 minutes. The completed written report is delivered within 3–5 business days. Rush service is available if you have a legal or lender deadline — just let us know when you reach out.

We assess the property's size (GLA), bedroom and bathroom count, overall condition, age, construction quality, lot size, and any recent upgrades. That data is then compared against recent comparable sales in your neighborhood to arrive at a supported market value.

You don't have to be there, but someone needs to provide access to all areas — basement, attic, garage, any additions. If you've made recent improvements, having the receipts or permits on hand is helpful and can support a stronger value.

A home inspection looks at the physical condition and safety of the home's systems (roof, HVAC, plumbing, etc.). An appraisal determines the market value of the property for financial or legal purposes. They're performed by different licensed professionals and serve completely different goals — many transactions require both.

Yes. If you believe there are factual errors or that stronger comparable sales were overlooked, you can submit a Reconsideration of Value (ROV) with supporting data. Appraisers are required to review and respond to legitimate ROV requests. A second independent appraisal is also an option.

A certified, neutral valuation of a marital property for asset division. Our reports are formatted for Ohio Family Court and mediation. We can also appraise the property as of a past date (such as the date of separation) if your attorney requires it.

A retrospective appraisal valued as of the date a person passed away. Required for IRS estate tax returns (Form 706), Ohio probate court filings, and distributing property among heirs. We research historical market conditions and produce a fully documented, court-ready report.

County assessments aren't always accurate. If your assessed value is higher than what your home is actually worth, you may be overpaying taxes. A certified appraisal submitted to the Board of Revision is the strongest evidence for a successful appeal — and if it's approved, your tax bill drops going forward.

Yes. If your home's value has risen enough that your loan balance is now below 80% of the current market value, a certified appraisal can support your PMI cancellation request with your lender — potentially saving you hundreds per year on your mortgage payment.