PahRoo Appraisal & Consultancy prepares divorce appraisal reports for family law attorneys, spouses, mediators, and CPAs. Most of the time that means the marital home, but we also value condos, vacation homes, rental property, and the buildings family businesses run from. Each value is tied to the date the case actually needs, which may be today or a date years back. Every report follows USPAP and is written for whoever will rely on it, whether that’s a judge, a mediator, or both spouses. Founded by Michael Hobbs, MAI, SRA, PahRoo has been appraising real estate for more than 25 years.
Divorce Appraisal Services We Offer
A supported value, so the buyout is fair to both spouses.
A documented value before the two of you agree on a list price.
The home’s value on the separation or filing date, even years back.
One report both sides rely on, usually for less than two.
Income property valued from the leases in place on the valuation date.
More support when there are few true comparable sales.
A written review of the other side’s appraisal.
A report built for cross-examination, and an appraiser who can testify.
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 →
Property We Appraise in a Divorce
A divorce can involve more than one property. Besides the family home, there may be a condo, a vacation home, a rental house, or the building where one spouse runs a business. We value all of them, so the dates and methods stay consistent across the whole case.
Single-family homes, condos, townhomes, and two-to-four unit buildings.
Apartment buildings, retail, office, industrial, mixed-use property, and land.
Marital Home Buyout Appraisal
When one spouse keeps the house, the buyout usually starts with the home’s value minus what’s still owed on it. Because every dollar of value changes the payment, both sides need a number they can trust. Our appraisal shows the sales behind that number, so the talk turns to facts instead of guesses. If the buyout depends on a refinance, however, keep in mind that the lender usually orders its own appraisal for the loan. Our article on how a marital home buyout number works explains more, and the marital home buyout calculator lets you run the math.
Selling the Marital Home
Some couples decide to sell and split what’s left. Even then, an appraisal helps, since two people in a divorce rarely agree on a list price. A documented value gives both spouses, and their agent, the same starting point. It also settles things when one spouse wants to hold out for a higher offer and the other wants to move on. To see why that’s different from an agent’s pricing, read about a divorce appraisal versus a price opinion.
Retrospective Divorce Appraisal
The date of value isn’t always today. Depending on the case, it could be the separation date, the filing date, or another date, and the rules differ from state to state. Your attorney decides which date applies. Then we value the home as of that date, using the sales and market conditions in place at the time rather than today’s listings. Our article on the date of value in a divorce appraisal covers this in more detail.
One Neutral Appraisal for Both Spouses
Two competing appraisals often mean two fees and a new fight over the gap between them. Instead, many couples agree to one neutral appraisal that both sides use. In that case, both spouses get the same report and work from the same number. This works especially well in mediation, where the goal is a value everyone can accept. Read how a shared appraisal can head off conflict in a divorce.
Rental and Business Property in a Divorce
A rental house, an apartment building, or the building a family business runs from is usually valued by the income it produces. As a result, the leases, rents, and expenses in place on the valuation date matter as much as the building itself. We value the real estate only. If the business is also part of the case, a business valuation professional handles that, and our report keeps the two apart. For more, see family business real estate in a divorce and commercial real estate in a divorce.
High-Value and Unique Homes
Large, custom, or one-of-a-kind homes are harder to value, because fewer sales truly compare. For example, a waterfront lot, a custom build, or a major renovation can each move the value in ways a simple average misses. So we search wider for comparable sales when we need to and explain every adjustment. That support matters most when the other side is likely to challenge the number. Our article on luxury home appraisals in a divorce goes deeper.
Reviewing the Other Side’s Appraisal
Sometimes the problem isn’t your appraisal but theirs. In an appraisal review, we read the other side’s report and check its comparable sales, adjustments, and date of value. Then we put any problems in writing. Your attorney can use the review to negotiate, or to decide whether a second appraisal is worth ordering. Learn how courts handle competing appraisals in a divorce.
Expert Witness Testimony in Divorce
When the value of the house can’t be settled, it may end up in front of a judge. In that case, the report has to hold up under cross-examination, so tell us at the start if testimony is likely. We then prepare the report with the courtroom in mind, and our appraisers can testify at deposition or trial. Our guide to choosing an expert witness appraiser for a divorce explains what to look for.
How to Order a Divorce Appraisal From PahRoo
Use the quote form with the address, the date of value, who will rely on the report, and any deadline.
Then someone from our team confirms the scope and quotes the fee.
Once you approve, we schedule the visit and work to your deadline.
Need a Divorce Appraisal?
Tell us the address, the date of value, and when you need it. After that, we’ll come back with the scope and the fee.
Frequently Asked Questions
About the appraisal
What is a divorce appraisal?
It’s an independent opinion of a property’s market value, prepared by a licensed or certified appraiser under USPAP for a divorce. What sets it apart is the date. The value has to match the date the case uses, which may not be today.
Which date will the appraisal use?
The date your attorney or the court says applies, such as the separation date, the filing date, or a current date. We confirm that date before we start, since it shapes the whole report.
How is an appraisal different from an agent’s opinion or an online estimate?
An agent’s opinion is meant to help sell a home, and an online estimate never sees the inside. An appraisal, on the other hand, is an independent opinion of value under USPAP, with the sales behind it laid out in the report. That’s why courts and mediators rely on it.
Does the appraiser decide who keeps the house?
No. We only provide the value. Who keeps the house, and on what terms, is up to the spouses, their attorneys, a mediator, or the court.
Working with PahRoo
Can one appraiser work for both spouses?
Yes, if both sides agree to it. We write one report for both of you, and it usually costs less than hiring two appraisers.
Who should order the appraisal?
Either spouse or an attorney can order it. Just tell us who will rely on the report. If you have an attorney, check with them first, since they may already have a date of value or a format in mind.
What do you need to get started?
The address, the date of value, who will rely on the report, and any deadline. Earlier appraisals, leases for rental property, and a list of recent improvements also help.
Where does PahRoo appraise property?
We work in and around Chicago, Dallas, Philadelphia, Phoenix, and Naples. Call (773) 388-0003 or email appraisal@pahroo.com, and we’ll confirm we cover your address.
Who We Work With
Much of our divorce work comes through the professionals who guide these cases, so we write each report with their negotiation, mediation, or courtroom in mind.
Attorneys
Family law cases, from buyouts and past dates to review and testimony. See why a mid-case appraisal beats an early estimate.
Bankers
Refinances tied to a buyout, where the lender needs an independent value. See how appraisers compare homes.
Brokers & Realtors
Listing a marital home when both spouses have to agree on the price. See how an appraisal sets a listing price.
CPAs & Accountants
Rental and business property values for a property settlement. See how the income approach works.
PahRoo Appraisal & Consultancy
PahRoo is an independent appraisal firm founded by Michael Hobbs, MAI, SRA. We appraise homes and commercial property in and around Chicago, Dallas, Philadelphia, Phoenix, and Naples, and you’ll find local details on our areas we serve page. You can reach us at (773) 388-0003 or appraisal@pahroo.com. If you’re new to this, our guide to how the marital home gets valued in a divorce walks through the process, while our appraisal FAQ covers the basics.