Residential

PahRoo Appraisal & Consultancy prepares residential appraisal reports for homeowners, heirs, attorneys, lenders, and agents who need a value they can stand behind. We appraise single-family homes, condos, townhomes, and two-to-four unit buildings. Every report follows USPAP and is written for whoever will actually read it, whether that’s a judge, a tax board, or a loan servicer. Founded by Michael Hobbs, MAI, SRA, PahRoo has been appraising homes for more than 25 years.

Residential Appraisal Services We Offer

A lot of this work comes to us through attorneys, bankers, brokers, and CPAs, so we write with each of them in mind. See how we work with each of them →

Homes We Appraise

Most of our residential work is single-family homes, condos, and townhomes. We also appraise two-to-four unit buildings, one-of-a-kind and high-end homes, and new construction. Buildings with five or more units, on the other hand, are valued as commercial property.

Divorce Appraisal

The house is often the biggest asset in a divorce, so its value has to be tied to a specific date. Depending on the case, that could be the separation date, the filing date, or a date years back. Either way, we document the market as of that date rather than the day of the inspection. Our article on appraisals in divorce proceedings explains the process, and if one spouse is keeping the house, the marital home buyout calculator helps you run the numbers.

Probate, Date-of-Death, and Estate Planning Appraisals

An estate needs a value as of the date of death, often months or years before anyone calls an appraiser. That date also matters for taxes, because an heir’s basis in inherited property is generally its fair market value on the date of death, as the IRS explains for gifts and inheritances. For that reason, we use sales that bracket the date rather than today’s listings. Probate courts, executors dividing property among heirs, and families moving a home into a trust all rely on this kind of residential appraisal.

Property Tax Appeal Appraisal

Assessors value whole neighborhoods at once, so a mass model can miss what sets your home apart, like its condition or a busy street. An appraisal, by contrast, gives the board sales evidence for your specific property. The value also has to match the assessment date your county uses, which usually isn’t today. For more on dates, read about retrospective versus current market value.

Bankruptcy Appraisal

In a personal bankruptcy, real estate goes on Schedule A/B at its current value as of the filing date. That number then carries into the exemptions claimed on Schedule C, so it often gets a close look from the trustee. Our appraisal sets the value as of the date counsel needs and shows the sales behind it. That way, if anyone questions the number, the support is already in the report.

Litigation Support and Expert Witness Appraisal

When a home’s value is part of a lawsuit, the report has to hold up under cross-examination. First, we review the other side’s appraisal and put the problems in writing. Then we prepare our own reports with testimony in mind, and our appraisers can testify at deposition or trial. Let us know at the start, since that shapes how the report is written.

Eminent Domain and Right-of-Way Appraisal

When a government agency takes all or part of a property for a road, pipeline, or other project, the owner is owed just compensation. In a partial taking, that often comes down to the value before the taking compared with the value of what remains. For example, a strip off the front yard can change access, parking, or how the house sits on the lot, so our report measures those effects with sales evidence.

Pre-Listing and Pre-Purchase Appraisals

A pre-listing appraisal gives a seller a documented value before the house goes on the market. It helps most when the home doesn’t match its street, such as a big renovation among original houses. Buyers order a pre-purchase appraisal for the same reason, before they commit to a price. Online estimates can’t see inside the house, which is why our piece on a Zestimate versus an appraisal is worth a few minutes.

Refinance Appraisal

Lenders order refinance appraisals from us when they need an independent value for a new loan. Homeowners also call before they apply to see where their equity stands. Keep in mind, though, that a lender usually orders its own appraisal for the loan itself. So if you hope to use our report, ask your lender first. And if a lender offers to skip the appraisal altogether, read about the risks of an appraisal waiver before you agree.

PMI Removal Appraisal

Federal law lets you ask your servicer to cancel private mortgage insurance once your loan balance reaches 80 percent of the home’s original value. To approve the request, a servicer can ask for evidence, such as an appraisal, that the value hasn’t dropped. Some servicers also allow earlier removal when the home has gained value, under their own rules. Because requirements vary, call your servicer first and ask what they’ll accept. FHA and VA loans also follow different rules. The CFPB’s guide to removing PMI lays out the details.

Foreclosure Appraisal

Lenders and servicers need a current value on a home headed into foreclosure, usually as is, with whatever repairs it needs. Owners also order one at times, so they know where they stand before they talk with the lender. Vacant and distressed homes take extra care, because condition drives the value more than usual. Our article on as-is appraisals before foreclosure goes deeper.

New Construction Appraisal

A new home is often appraised before it exists, from plans and specifications. In that case, the report states exactly what it relied on, such as the plans, the cost breakdown, and the finish list. Construction lenders use the value to size the loan, while buyers use it to check the contract price. Afterward, once the house is finished, a completion inspection can confirm it was built as planned.

Green and Energy-Efficient Home Appraisal

Solar panels, high-efficiency systems, and green certifications don’t fit neatly on a standard appraisal form, so they can get missed. So we document these features and look for sales that show what local buyers actually pay for them. When it helps, we also attach the Appraisal Institute’s Residential Green and Energy Efficient Addendum. Bring any energy ratings, utility bills, or solar contracts you have, since owned and leased panels can be treated differently.

Relocation and ERC Appraisal

Corporate relocation programs don’t use a mortgage appraisal. Instead, they use the Worldwide ERC Summary Appraisal Report, which forecasts an anticipated sales price over a reasonable marketing time. We complete that form for relocation clients, so the program gets the format it asked for.

Charitable Donation Appraisal

When you give real estate to a charity and claim more than $5,000, the IRS generally requires a qualified appraisal by a qualified appraiser. The appraisal is then summarized in Section B of Form 8283, and the appraiser signs that section, too. Timing rules apply as well, so bring us in before you file. Our article on what makes an appraisal qualified for a donation covers the details.

How to Order a Residential Appraisal From PahRoo