Appraisal FAQ

The on-site inspection typically takes 20 minutes to an hour. The completed written report is usually delivered within 2–3 business days for standard assignments, and 3–5 business days for estate, divorce, or complex properties. Rush delivery is available — ask at time of scheduling. Full timeline breakdown →

The appraiser measures the exterior, walks every room, documents condition and features, photographs key areas, and notes anything that affects value — updates, deficiencies, site characteristics. They are assessing market value factors, not performing a safety inspection. Full appraiser checklist →

A home appraisal determines market value for lending, legal, or tax purposes. A home inspection assesses physical condition — systems, structure, defects. They serve entirely different purposes and are performed by different licensed professionals. Full comparison →

Most conventional lenders treat an appraisal as valid for 120 days (about 4 months) from the effective date. FHA and VA loans may have different requirements. For legal purposes — estate, divorce — there is no formal expiration, but the report reflects a specific effective date.

A Zillow Zestimate is an automated algorithm that has never seen your home. A certified appraisal is a formal opinion by a licensed professional who physically inspects the property, analyzes comparable sales, and produces a legally defensible written report. Zestimates cannot be used for lending, estate, divorce, litigation, or tax purposes. Full breakdown →

Residential appraisal fees in Westchester County, Manhattan, and Greenwich CT typically range from $500 to $1,500+ depending on property type, size, complexity, and assignment purpose. Estate, divorce, and litigation appraisals may cost more due to additional research requirements. Full fee guide →

Yes. If your home has appreciated and your loan balance is 80% or less of current market value, many lenders will cancel PMI based on a new certified appraisal. Contact your lender first to confirm their requirements before ordering. The appraisal fee is typically recovered within a few months of eliminated PMI payments. Full PMI guide →

A date-of-death appraisal is a retrospective appraisal that values a property as of the date the owner passed away. It is required for estate tax (IRS Form 706), step-up in cost basis calculations, and probate proceedings. The effective date is fixed at death — not when the appraisal is ordered. Learn more →

In most cases, yes. Courts require a certified appraisal to establish fair market value of real property in divorce. A Zillow estimate or broker price opinion is not admissible as evidence in New York courts. Both parties may order their own appraisals, and differences are resolved through the legal process. Full divorce appraisal guide →

A retrospective appraisal values a property as of a past date — for example, the date of death for an estate, or a prior sale date for litigation. The appraiser uses market data that was available as of that historical date, not current data. Full guide →

Assessed value is assigned by the local tax assessor for calculating property taxes. Market value is what a willing buyer would pay under normal conditions. In New York, these can differ significantly — and when your assessment implies a market value higher than actual, you may be overpaying on property taxes. Westchester tax analysis →

File a formal grievance with your municipality's Board of Assessment Review before the annual deadline (typically March or April depending on the town). A certified appraisal is the most effective evidence — grievances without professional appraisal support are frequently denied. Full tax grievance guide →

We serve Westchester County (White Plains, Scarsdale, Bronxville, Larchmont, New Rochelle, Yonkers, Harrison, Rye, Eastchester, Chappaqua, Tarrytown, and more), Manhattan, the Bronx, Putnam County, Rockland County, and Greenwich CT / Fairfield County CT.