FREQUENTLY ASKED QUESTIONS
Most people only need an appraisal a few times in their life, usually at a big moment: settling an estate, selling a home, buying land, or going through a divorce. These are the questions we hear most from homeowners, heirs, attorneys, and land buyers across South Arkansas. If yours isn’t here, email us, we'd rather answer it straight than have you guess.
Do you appraise for individuals, or only for banks?
Both. Most of our private work comes from homeowners, heirs, attorneys, and people buying land. You can order directly from us by phone or through the website.
Do you appraise rural land and timber tracts?
Yes, it's our specialty. We appraise bare land, timber tracts, pasture, hunting land, and homesteads with outbuildings. We weigh access, frontage, utilities, and highest and best use. We don't cruise timber, but we work alongside your forester's numbers.
Is an appraisal the same as a tax assessment or a Zillow estimate?
No. Assessments are mass estimates made for taxes. Online estimates are computer models that have never seen the property and do poorly in rural areas with few sales. An appraisal is an independent opinion from a licensed appraiser who inspected the property and checked the local sales.
Do you appraise manufactured homes?
Yes, on owned land or leased land, including homes with additions.
How much does an appraisal cost?
It depends on the property and the purpose. A standard home in town costs less than a 60-acre tract with a house, shop, and barns. Call or request a quote online and we'll give you a firm fee before we start.
Private appraisals start at $600 for a standard home in town. Estates and past-date values start at $600 - $700. Homes with acreage, rural land, and properties with outbuildings start at $600 - $900. Divorce and litigation reports are priced on a case by case basis. Court testimony is billed separately. We give you a firm quote before we start, with no surprises.
Can I use an appraisal from when I bought the house?
Not for a current decision. An appraisal is valid as of its effective date only. Markets change, and so does the property.
The house is full of belongings or hasn't been lived in for years. Can you still appraise it?
Yes. This comes up constantly with estates. We appraise the property as it is and note its condition. You don't need to clean it out first.
Do I need to be there for the inspection?
Someone needs to give us access. You're welcome to walk with us. However, your presence is not required. Most inspections take 30 minutes to an hour, and longer for acreage with outbuildings.
Do you value mineral rights?
No. Our appraisals cover the surface estate. If minerals convey with the land, we'll note it. Valuing minerals takes a mineral specialist.
Do I need a survey before you appraise land?
Not always. We can work from the legal description and the county records. A survey resolves acreage and boundary questions, so if one exists, send it.
What if I disagree with the value?
If you know of a sale we didn’t consider or a fact we got wrong, send it to us. We’ll look at it honestly, and if it changes the analysis, we’ll revise the report. What we won’t do is move the number to hit a target. An appraisal is only worth something because it can’t be bought.
Can you testify if my case goes to court?
Court appearances and depositions are a separate service, billed separately. Ask when you order if you expect your case to go to court.
How long is an appraisal good for?
An appraisal reflects one date. For most private uses, a report up to six months old is still a reasonable guide in a stable market. Anyone relying on it (a lender, a court) may set their own limit.
What counties do you cover?
Currently we cover: Columbia, Union, Ouachita, Calhoun, Hempstead, Lafayette, Nevada and parts of Dallas county in South Arkansas.
Can you appraise a property as of a past date?
Yes. Retrospective (date-of-death) appraisals are common for estates, and for IRS step-up basis or probate.
How long does an appraisal take?
Most private appraisals are delivered within 3 to 5 business days of the inspection. Rural and complex properties can take longer.
Can an appraisal help me lower my property taxes?
It can support an appeal to the county equalization board. Ask your county assessor's office for its current deadlines, then call us early. We can't promise a result, only an independent value.
Do I need to be there for the inspection?
Someone needs to give us access. You're welcome to walk with us. However, your presence is not required. Most inspections take 30 minutes to an hour, and longer for acreage with outbuildings.
Who pays for the appraisal?
Whoever orders it. For estates, that's usually the estate or one of the heirs.
Can I use my own appraisal to get a mortgage?
Usually not. Federal rules require the lender to order the appraisal for a loan, typically through an appraisal management company. A private appraisal is still useful for pricing, planning, estates, and disputes.
How should I prepare my home?
Make every room, the attic access, and the crawlspace reachable. Have a list of updates handy (roof, HVAC, kitchen, bath) with the year each was done. Unlock gates and outbuildings. You don't need to deep-clean, but the property does need to be accessible.
Do you walk the land on acreage?
We inspect the improvements and view the land, the access, and the frontage. For large tracts we also use aerial imagery, plat maps, flood maps, and soil data. Tell us about anything we can't see, like a spring, a boundary dispute, or an easement.
Does timber add to the land's value?
Yes, merchantable timber can add significant value. We analyze how land with similar timber sells locally. For a separate timber value, you need a timber cruise from a registered forester.
What if the property doesn't have road access?
That matters a lot. Landlocked land, or land reached only by an unrecorded path, usually sells for less. We'll note how access affects value, and you should confirm legal access with a title attorney.
Will my report hold up in court or with the IRS?
Our reports follow USPAP, the national appraisal standard, and are written for attorneys, CPAs, and courts to rely on. Tell us the intended use up front so the report is built for it.
Will you share my appraisal with anyone else?
No. Your report goes only to you and anyone you authorize. Appraisers are bound by confidentiality rules.