Appraisal questions, answered

Our standard turnaround is three business days for most residential assignments, measured from the property inspection. Complex, distant or large properties may take longer, and rush service is available for a modest additional charge. You’ll receive an immediate email confirmation the moment we receive your order, and we keep you updated at every step.

We appraise across fourteen counties in North Central Texas and the greater Dallas–Fort Worth Metroplex: Collin, Cooke, Dallas, Denton, Ellis, Grayson, Hood, Hunt, Johnson, Kaufman, Parker, Rockwall, Tarrant and Wise. We are based in Bedford, near DFW International Airport. See our service area page for details.

Fees depend on the type and complexity of the assignment — not on the value of the property. For example, a single-family conventional URAR is typically $500, an FHA appraisal $550, and a two-to-four family report $650. The full, current schedule is on our fee list. Complex, distant or large properties are quoted at a minimum starting point and confirmed before we begin.

Yes. If your home has gained equity, a current appraisal can document that your loan-to-value ratio has dropped enough to request cancellation of private mortgage insurance. We provide an independent, lender-ready report supporting your home’s current market value. Learn more on our PMI removal page.

A lender appraisal is ordered by the mortgage company to protect its loan and is engaged directly by the lender. A pre-purchase appraisal is ordered by you, the buyer, before you commit — so you can confirm you aren’t overpaying and negotiate with confidence. Both follow the same rigorous standards; the difference is who the client is and when in the process it’s done. See our pre-purchase appraisal page.

Yes. If your county appraisal district has over-valued your home, an independent appraisal documenting its true market value gives you credible, defensible evidence for your protest. We prepare reports specifically for property tax challenges across all fourteen counties we serve. Details are on our property tax challenge page.

The fastest way is our online Order an Appraisal form — tell us the property address, type and reason for the appraisal, and we’ll confirm by email within minutes. You can also call us at 817-267-8236 or 972-248-7031 to place your order over the phone.

For transfers, readdressing and update requests we process orders in the order payment is received, so advance payment starts the process. For standard appraisals, our team confirms payment details when we accept your order. We deliver completed reports by email or express mail. If you have a billing question, just call our office and we’ll walk you through the options.