Naples Property Appraisals

PahRoo Appraisal & Consultancy provides Naples property appraisals for attorneys, bankers, brokers, accountants, and property owners across Collier and Lee counties. Florida-licensed appraisers based in Naples sign our reports. We write every report so it holds up where it will be read, in court, before a VAB magistrate, or in credit committee.

Naples Property Appraisal Services for Residential and Commercial Property

The firm’s founder, Michael Hobbs, holds both the MAI and the SRA designation from the Appraisal Institute, and sets the review standard every PahRoo report meets. In Naples, a Florida-licensed appraiser based in the market signs each report under that standard.

Every report also follows USPAP.

Divorce and Family Law Appraisals in Naples

Florida separates two dates. Under section 61.075, what counts as marital is fixed at the earlier of a separation agreement or the filing of the petition. The valuation date, though, is whatever the judge finds just and equitable. So the house may be classified as of one date and valued as of another, and we set the report to the date your case needs.

The other wrinkle is passive appreciation. When one spouse owned the home before the marriage and marital funds paid down the mortgage, part of the appreciation is marital. That needs a value at the date of marriage and a current one, so we often prepare both. Buyouts and spousal deed transfers also come up, and our article on quitclaim deed divorce transfers covers what happens when title moves before the value is fixed.

Probate and Date-of-Death Appraisals in Collier and Lee Counties

Florida has no estate or inheritance tax, so the date-of-death value does two other jobs. First, the personal representative’s inventory under section 733.604 lists each parcel’s fair market value at the date of death. Second, that value becomes the heirs’ income tax basis, so a defensible number now saves capital gains tax later.

Many Naples estates are handled by out-of-state heirs who cannot walk the property, so we inspect, pull the sales that bracket the date of death, and explain the season in the report. We also appraise for trust funding, partition, and gifts.

Naples Property Appraisal for Value Adjustment Board Petitions

TRIM notices go out in August, and under section 194.011 a petition to the Value Adjustment Board is due within 25 days of the mailing. Collier and Lee each run their own board, and in Collier a special magistrate then hears the petition. Our article on the Naples TRIM notice and the 25-day clock also covers the filing.

The assessment is presumed correct, so the petitioner must show it does not reflect just value as of January 1. In practice, that means a retrospective appraisal to January 1, exchanged at least 15 days before the hearing and built around the evidence rules a magistrate applies, covered in VAB hearing evidence that holds up. Two cautions. A value petition requires at least 75 percent of the tax paid before delinquency. And where Save Our Homes or the 10 percent nonhomestead cap already holds assessed value below just value, a lower just value may not change the bill. So our reports show both values side by side.

Litigation Support in Collier and Lee Counties

We review the other side’s appraisal and put the problems in writing. Bankruptcy counsel send us appraisals for Chapter 7 and 11 filings, too. In a Florida condemnation, a jury of twelve sets compensation as of the date of trial or the date title passes, whichever is first. Under section 73.071 that includes damages to the remainder. The condemning authority must also hand over its appraisal on request. We then prepare the owner’s report for the negotiation and for trial counsel.

Commercial Appraisals for Naples Lenders

Commercial bankers order from us for acquisitions, refinances, and workouts, and special asset groups use us on distressed property. Naples income is seasonal, so a Fifth Avenue South retail center or a Bonita Springs hotel cannot be valued from one month’s receipts. The income approach starts with twelve months of actual rent and expenses rather than a published cap rate. Our piece on the income approach for commercial property shows how in practice.

Residential Appraisals for Naples Mortgage Lenders

Mortgage lenders and banks send us refinance, PMI removal, and new construction files, too. In Collier and Lee, the flood zone, the elevation, and the cost of wind and flood coverage all move value, so the report addresses them instead of leaving underwriting to guess. New construction in Ave Maria or eastern Lee County also needs care with comparables while the subdivision is still selling out. For homeowners, a low lender value is not the last word, because you can still order a second opinion.

Appraisals for Naples Brokers and Realtors

Residential brokers and Realtors send us pre-listing work when a price needs support, especially when the recent sales all closed off-season. Buyers’ agents also use us for pre-purchase appraisals on waterfront, golf-course, and older condominium property, where the reserve study now affects what a buyer should pay. Commercial brokers also come to us before listing land or mixed-use property.

Appraisals for Naples CPAs and Tax Preparers

Florida has no state income tax, so the appraisals CPAs order here are for federal filings. First, the date-of-death value that fixes basis and, for larger estates, goes on Form 706. Second, a real estate gift over $5,000 needs a qualified appraisal on IRS Form 8283. Third, gift tax and trust funding also need a value as of the transfer date, which comes up when clients move down from Illinois. Fourth, we support clients’ VAB petitions.

Neighborhoods and Communities We Cover

In Naples: Old Naples, Port Royal, Aqualane Shores, Park Shore, the Moorings, Pelican Bay, Grey Oaks, North Naples, and Golden Gate Estates. Also in Collier: Marco Island and Ave Maria. Lee County: Bonita Springs, Estero, Fort Myers, Cape Coral, and Sanibel. We cover the rest of both counties, so just ask.

How to Order a Naples Appraisal From PahRoo