The right appraisal for every situation

When a loved one passes away, the value of their real property must often be established as of the date of death for estate tax, probate, and inheritance purposes. This type of appraisal — called a retrospective or date-of-death appraisal — establishes what the property was worth on a specific date in the past.

We research historical market data, comparable sales from around the effective date, and market conditions at that point in time to develop a credible, defensible opinion of value. Our reports are completed by a Utah Certified Residential Appraiser and comply fully with USPAP standards, making them acceptable for probate court, the IRS, estate attorneys, and beneficiaries.

We understand that estate situations involve both time pressure and emotional weight. We work efficiently and professionally to deliver what executors and attorneys need — a reliable, court-ready document — within our guaranteed 48-hour turnaround.

When a marriage ends, the marital home is often the most significant asset to be divided. An accurate, neutral, certified appraisal is essential to a fair settlement — and to protecting your interests if the matter goes before a judge.

We provide independent valuations for divorce proceedings throughout Utah. We work with both parties and their attorneys, and our reports are prepared to withstand scrutiny in mediation or court. As a neutral third party with no stake in the outcome, our only obligation is to the accurate, supportable opinion of value.

If both parties need independent appraisals, we can provide separate reports or a single joint appraisal depending on what your attorneys recommend. We handle the process professionally and discreetly.

Pricing your home correctly from day one is one of the most important decisions you'll make when selling. Overpriced homes sit on the market and eventually sell for less. Underpriced homes leave money on the table. A certified pre-listing appraisal removes the guesswork.

Before you list, we conduct a full appraisal of your property — measuring, photographing, analyzing recent comparable sales, and delivering a certified opinion of market value. You walk away knowing exactly what your home is worth and can price it with confidence, whether you're working with a real estate agent or selling on your own.

A pre-listing appraisal also gives you a powerful negotiating tool. If a buyer pushes back on your price or a lender's appraisal comes in low, you have a certified, independent valuation to support your position.

Private mortgage insurance (PMI) is required by most lenders when you purchase a home with less than 20% down. But once your equity reaches 20% — either through paying down your loan or through appreciation in your home's value — you may be eligible to have PMI removed, potentially saving you hundreds of dollars per month.

If you believe your Utah home has appreciated significantly since you purchased it, a certified appraisal is typically required by your lender to prove you've reached the 20% equity threshold. We provide the documentation your lender needs to process the PMI removal request.

Check with your lender first to confirm their specific requirements, as some lenders have additional requirements beyond the appraisal itself.

Utah county assessors periodically reassess property values for tax purposes, and those assessments don't always accurately reflect true market value. If you believe your property has been over-assessed, you have the right to appeal — and a certified appraisal is the strongest evidence you can bring to that process.

We provide appraisals specifically for property tax appeal purposes across all 8 counties we serve. Our report establishes an independent, certified opinion of market value that you can submit to the county board of equalization as part of your appeal.

Contact your county assessor's office first to understand their specific appeal deadlines and requirements before ordering your appraisal.

Not every home sale goes through a traditional lender. Private sales, cash transactions, transfers between family members, and sales without a real estate agent all benefit from — and often require — an independent certified appraisal to establish a fair price and protect both parties.

Without a lender-ordered appraisal in the transaction, neither buyer nor seller has an objective third-party verification of value. A certified appraisal protects the buyer from overpaying and the seller from underpricing, and creates a documented record of the fair market value at the time of sale.

This service is also commonly used for transfers between family members, gifts of real property, and partnership buyouts where an arm's-length sale price needs to be documented.