Frequently Asked Questions

Most localities determine your property tax burden based on an ad valorem assessment of the property's value. If you get an unwanted surprise in the mail stating your taxes are going up, you may have good reason to differ with their assessment. Sometimes, matters like this can be solved with a phone call. However, if after discussing your assessment with your local taxing authority you still feel your property was overvalued, an independent, third-party appraiser is often your best bet in proving your case.

There are as many different procedures for appealing assessments as there are property taxing districts, so it's important to enlist the help of a professional certified  appraisal firm that's experienced and trained in the ins and outs of your particular jurisdiction.

Please note: It makes sense to do your own research before determining whether to go forward with a property assessment appeal, especially before you make the decision to hire a professional appraiser. However, according to the Uniform Standards of Professional Appraisal Practice (USPAP), we are not allowed to take "shortcuts" -- i.e., your research -- and use it on its face as part of our independent evaluation. When you hire us for an assessment appeal, you're commissioning  an independent, third-party professional appraisal report. As such we do our own evaluation, beginning to end. If you're right that your property has been overvalued, an independent report such as ours will be even more persuasive than any other evidence you can marshal on your own. But it depends on our ability to do the work independently.

Sometimes, you will have a hearing on your assessment appeal and will need for Devon to testify on your behalf. Be assured that we at Carolina Home Valuations are able to professionally and persuasively testify at appeal hearings. You can call us at 704-533-6638 any time to find out more about our qualifications, expertise and services offered.

The responsibility of settling an estate, often a huge source of stress, is very important. As an executor you have been entrusted to carry out the wishes of the deceased as quickly and with as much dignity as possible. You can count on us to act quickly and with as much sympathy to the feelings of everyone involved.

We've made a name for ourselves in supplying the best appraisals that lawyers and accountants have come to rely on. Often, the parties involved will have different expectations of how the appraisal process should work; however, our knowledge of the estate process will undoubtedly satisfy all parties involved. In relation to our familiarity in working with the legal system and various agencies, we provide appraisals that always outdo all expectations.

Settling an estate usually depends on an appraisal to determine fair market value for the property therein. We empathize that when you lose a loved one, ordering an appraisal is the furthest thought from your mind. Due to this, it is possible that the time of death differs from the time the appraisal is needed, requiring a retrospective appraisal. We do our best to assure that you are comfortable with the procedures and requirements requested by revenue services to perform a retroactive appraisal with an effective date and fair market value estimate matching the exact date your loved one passed away. The ethics provision stated within the Uniform Standards of Professional Appraisal Practice (USPAP) binds our staff to confidentiality, guaranteeing the highest degree of discretion for all parties involved. 

All too often, people do not fully understand the need to have a comprehensive real estate appraisal prepared in support of the numbers displayed in general documents filed with the IRS.

One of the most necessary requirements in a report is an appraiser-supported opinion of value in an exhaustive explanation as to how the appraiser came to his conclusion. In having a report backed by Devon as a certified, professional appraiser, you will have the knowledge that the numbers displayed in the report will certainly demonstrate to the Florida agencies that the numbers used are well founded and substantiated.

Devon guarantees a well-founded appraisal, which will provide an executor clear facts and numbers that will exceed IRS and revenue agency requirements. There's no need to worry when getting an appraisal from Carolina Home Valuations, LLC because we will stand by it no matter what.

You may have a very skillful and qualified agent, but it's in your best interest to have an objective third-party's opinion of your home's value to finalizing a listing agreement. Let Devon and Nita help. We can provide you with a pre-listing appraisal that will let you and your Realtor have a definitive description of your home's characteristics and a detailed breakdown of the most recent and similar comparable sales or as they're commonly called, "comps". Throughout our website we speak of the new ANSI Standards. These standards are mandatory and can affect the marketing, value and ultimately the sales price of your home. All Conventional, FHA and VA lenders require accurate, certified measurements with the appraiser attesting to the following of ANSI standards, when making a mortgage decision on your home sale.

Not sure if you need a full appraisal but still need some information about the real estate market in your area? You might feel like you don't need an "appraisal" but you need some help collecting local property and sales data. We can help solve your real estate dilemmas with services especially tailored for clients with your real estate needs.

This is a little bit of what you can expect when you place an order for an appraisal from us....

• Immediate response to your initial inquiry: We will give you personalized information for your individual appraisal need. Just explain your situation and we'll give you suggestions.
• Fast turnaround time: Typically one week or less from the date we receive the request, we can have a copy, in PDF of the report, in your e-mail inbox.
• Consulting and Appraisal report formats to suit YOUR needs: We've done lots of assignments, and we understand that in the business of real estate appraising there isn't a typical or standard, "generic" assignment. We provide quite a few different types of reports, and are skillful at providing appraisals to clients that keep the industry jargon to a minimum so that you don't have to be qualified loan officer to read it.
• Any follow up questions? You can expect a prompt follow-up from us: Reports we create are written in plain English, understandable, and adhere to the Uniform Standards of Professional Practice that moderates the appraisal practice. If you have any questions regarding your appraisal, after you've read the report, we suggest that you email or call us!

Sometimes homeowners choose to sell their homes FSBO (For Sale By Owner) and forego the help of a real estate agent. Selling your home by this method can end up saving you a potential “hefty” commission (industry average is 4-6% of the home’s selling price). Plus many FSBO sellers feel that they have more control in the process of selling their home since they’re in essence making all the rules.

If you're going to do it right, quickly and to get the most you can, what you need is a professional appraisal. It can be very difficult to get objective opinions, it can be very hard to take an objective look at own home because of your emotional attachment to it. We will inform you of what you need to know, not just what you want to hear. 

In addition to helping you set a sensible selling price so your home will attract buyers, a professional appraisal can:

• Be a very valuable bargaining tool while speaking with a potential buyer
• Impress buyers with written proof of the condition of your home's interior and exterior
• Make you aware of issues and eliminate overlooked repair "hassles" that might stall a closing
• Help prevent the odds of unidentified problems that cause sales to deteriorate

Folks are sometimes surprised to discover the value of their home is more than they originally believed. So by taking the first step and spending a little on a professional appraisal allowed them to receive thousands more than they could have gotten originally. Alternatively, some people have an inflated assessment of the value of their home, by getting an appraisal it gave then the assistance they needed in order to realistically price their home allowing them to quickly sell it instead of waiting on the market for months. An overpriced home will not attract buyers, reducing your offers, making closing more difficult, wasting valuable time, money, and efforts. 

According to the National Association of Realtors, between 84-99% of all homebuyers now use the Internet to search for homes so if your house isn’t on the Internet, it should be. If you are thinking about selling your home without the assistance of a Realtor, call us to order an appraisal or home measurement. This can serve you well, as all the tools you have access to will help. 

To help the appraisal go as smoothly as possible we generally recommend you take the following actions and prepare the listed documents, if available, for the appraiser.

Checklist:

• Unlock all padlocks on the property.
• Keep a leash on pets or remove them from the property.
• Make sure all areas of the home are accessible.
• Remove any snow that will prevent access to the property.
• Verify lock box combination and access keys are accessible, and do not lock the storm door from the inside.
• Remove locks, furniture, clothing, boxes, or anything that may prevent entry to the attic, crawl spaces, furnace, and water heater. (FHA/VA)
• Remove unneeded clutter from attic and crawl space so areas are accessible. (FHA/VA)
• Safety equipment in house installed and working properly.
• Replace light bulbs so rooms have adequate lighting.
• Remove photographs of people from every room.
• Outbuildings such as garages, sheds, pool houses, cabanas, etc. need to be accessible. (FHA/VA)
• Ensure furnace and water heater are accessible.
• Confirm heating and air conditioning are operational. (FHA/VA)
• Ensure home appliances are unloaded such as the dishwasher, washer machine, dryer, etc. (FHA/VA)
• Address any exposed wiring in living area and install faceplates covers if missing.
• Repair small things like leaky faucets, missing door handles, and trim. (Recommendation) (FHA/VA)
• Mow your yard and trim your bushes or trees (Recommendation)
• Remove photographs of people from every room. (Underwriter requirement)

Documents:

• A survey or plot map of the property and building (if readily available).
• Copy of original house plans if available.
• Records on the purchase of the property in the last three years.
• Information on any written private agreements, such as a shared driveway with a neighbor.
• A list of any personal property that is part of the home and you intend to be sold with the home, such as an oven, or a washer and dryer.
• Title policy that lists encroachments or easements.
• Most recent real estate tax bill and or legal description of the property.
• Any inspection reports, or other recent reports for termites, EIFS (synthetic stucco) wall systems, your septic system and your well.
• A list of any major home improvements and enhancements (for example, the addition of central air conditioning or roof repairs). Please include the purchase and installation date, along with permit confirmation if available.
• If applicable, provide the condominium budget and year-end statement.