Estate or Probate Appraisals

Settling an estate usually requires an appraisal to establish Fair Market Value for the residential property involved. Often, the date of death differs from the date the appraisal is requested. We are familiar with the procedures and requirements necessary to perform a retroactive appraisal with an effective date and Fair Market Value estimate matching the date of death. The ethics provision within the Uniform Standards of Professional Appraisal Practice (USPAP) binds us with confidentiality, ensuring the fullest degree of discretion.

Divorce Appraisals

Finalizing a divorce involves many decisions, including "Who gets the house"? There are generally two options regarding the house - it can be sold and the proceeds divided, or one party can "buy out" the other. In either case, one or both parties should order an appraisal of the residence. Divorce appraisals require a well supported, professional appraisal that is defensible in court. When you order an appraisal from us, you are assured that you will get the best in professional service, courtesy, and the highest quality appraisal. We also know how to handle the sensitive needs of a divorce situation.

Tax Donation Appraisals

Contributions of property (other than cash) are subject to strict record keeping and substantiation rules. You must be able to substantiate the fair market value of the goods or property you donated, plus keep any written acknowledgments you receive from the charity. If you contribute property worth more than $5,000, you must obtain a written appraisal of the property's fair market value.

Appraisals for Tax Assessment Appeals

Should you file a property tax appeal? Should you have your property reappraised? The assessed value of your real estate should equal what the property would easily sell for (appraised value). If the assessed value exceeds what the property would easily sell for you should file an appeal.

Appraisals for Financial Planning

Real estate is frequently one of the major assets in a family's financial portfolio. As you age and you draw down your retirement accounts for living expenses, the proportion of your estate that is real estate may increase. You need to know the value of your property in order to make decisions about the division of your assets later on.

At a minimum, you need:

• A trusted member of the legal profession (aka, an Attorney) experienced in Estate Planning and Wills
• A good Certified Public Accountant (CPA)
• A Certified Appraiser (a Certified Residential Appraiser)

PMI Removal Appraisal

Private Mortgage Insurance or PMI is the supplemental insurance that many lenders ask home buyers to purchase when the amount being loaned is more than 80% of the value of the home. Very often, this additional payment is folded into the monthly mortgage payment and is quickly forgotten. This is unfortunate because PMI becomes unnecessary when the remaining balance of the loan - whether through market appreciation or principal paydown - dips below this 80% level. Mueller Appraisal Services offers a specific service for home owners that believe they have met the 80% loan-to-value.

Pre-Listing Appraisals

A house is selling and everything has been done: contract, title, home inspection, etc. and the last thing is the appraisal. Unfortunately sometimes the value just isn't there, and the deal falls through. Getting a professional appraisal before listing the home, and basing the price on the appraisal, there will not be any surprises when it comes down to the last stages of closing the deal. This makes everybody happy…and only makes sense.

Appraisal Reviews

We thoroughly review the accuracy and completeness of data presented in the appraisal under review. All appraisals are reviewed for compliance with Uniform Standard of Professional Appraisal Practice (USPAP), HUD/FHA compliance and industry guidelines as well as any pre-defined client specific requirements. We provide both desk and field reviews.