Resources
Straight answers about the appraisal process
What appraisals are, how the process works, and how to get the most from yours. If your question isn't answered here, ask us directly.
FAQ
Frequently asked questions
What is a residential appraisal?
An appraisal is an independent, professional opinion of a property's value, developed by a licensed appraiser through a property inspection, verified comparable sales and analysis of current market conditions, and documented in a written report.
How is an appraisal different from a Zestimate or tax assessment?
Automated estimates and county assessments are mass-produced from incomplete data — neither involves anyone looking at your home. An appraisal reflects an in-person inspection and hand-selected, verified comparables analyzed by a licensed local professional. It's the standard courts, the IRS and lenders rely on.
How long does the process take?
The inspection itself usually takes 30–60 minutes depending on the property. Most reports are delivered within a few business days of inspection; complex properties can take longer. If you have a deadline, tell us up front and we'll confirm whether we can meet it.
What does an appraisal cost?
Fees depend on the property's type, complexity and the scope of the assignment — a condo differs from a deep-water estate. We quote every assignment individually before you commit, with no obligation.
Can I order an appraisal myself, or must it go through a lender?
For a mortgage, the lender orders the appraisal to satisfy independence rules. For everything else — estate matters, pre-listing, tax appeals, private sales, planning — you can engage us directly.
Will you appraise a property you can't get inside?
In some situations an exterior-only or desktop appraisal is appropriate, with assumptions clearly disclosed. Whether that works depends on the intended use — ask us about your situation.
What parts of the Charleston area do you cover?
Charleston, Berkeley and Dorchester counties — from downtown and the beach islands through Mount Pleasant, the James/Johns Island corridor, North Charleston, Summerville and rural Awendaw. See the Areas Served page for detail on each market.
Is my appraisal confidential?
Yes. Appraiser–client confidentiality is part of our professional obligations. Your report and your information are shared only as you authorize or as law requires.
Guide
Preparing for your appraisal inspection
A little preparation makes the inspection smoother and ensures nothing that helps your value gets missed.
- Make all areas accessible — attic and crawlspace entries, garages, outbuildings
- List improvements with approximate dates and costs (roof, HVAC, kitchen, additions)
- Gather documents you have: survey, floor plan, prior appraisal, elevation certificate
- Note features an appraiser should know — dock permits, solar leases, easements
- Don't renovate for the appraisal — but do complete small repairs already underway
Guide
What actually drives value here
Charleston-area value rests on factors that generic calculators handle poorly. These are the ones that matter most.
- Location factors: flood zone, elevation, school lines, walkability, water access
- Site: lot size and utility, trees, privacy, marsh or water frontage
- Improvements: size, layout, quality of construction, condition and updates
- Market conditions: supply, demand and price trends in the immediate submarket
- Property-specific rights: regimes, memberships, easements, rental eligibility
Have a question that isn't covered? Call (859) 333-2837 or send a message — we're glad to talk through your situation before you commit to anything.
Need an Independent Opinion of Value?
Tell us about the property and the intended use of the appraisal. We will review the assignment and contact you with availability, pricing and next steps.