Service
Full Residential Appraisal Services in South Florida
A full residential appraisal is an independent opinion of market value supported by an interior and exterior inspection, a sketch and photographs, and verified comparable sales. In South Florida it typically costs $450 to $900 and is delivered two to three business days after inspection.
The full appraisal is the most complete scope of work available for a house, townhome, or condominium. It is the report lenders, courts, accountants, and attorneys expect when the value conclusion has to hold up to review.
- Typical fee
- $450–$900 for most single-family homes and condominiums
- Turnaround
- 2–3 business days after inspection; rush available in 24–48 hours
- Report form
- URAR (Form 1004), Condominium (Form 1073), or narrative format
What is included in this appraisal
- Interior and exterior inspection with photographs and a measured sketch
- Gross living area calculated to ANSI/Fannie Mae measurement standards
- Verified closed sales, active listings, and pending contracts from primary sources
- Adjustments for waterfront frontage, dockage, view, floor level, and condo line
- Neighborhood analysis, highest and best use, and market condition trends
- Reconciliation of the sales comparison approach and, where relevant, the cost approach
Who needs it
- Homeowners removing PMI or contesting a lender's value
- Buyers and sellers who want an independent number before signing
- Attorneys and CPAs who need a report that survives scrutiny
- Trustees and personal representatives settling an estate
How market value is determined
Market value is the most probable price a property should bring in a competitive and open market, with buyer and seller each acting prudently and without undue stimulus. The conclusion is built primarily through the sales comparison approach: recent closed sales of similar properties are verified, then adjusted line by line for differences in location, site, size, condition, quality, and amenities.
- Sales comparison approach — the primary method for residential property
- Cost approach — used for new construction and unique improvements
- Income approach — applied when the property is a rental or small multifamily
Appraisal versus home inspection
An appraisal is a valuation; a home inspection is a condition report. An appraiser observes condition because it affects value, but does not test systems, open walls, or issue a repair list. A home inspector describes defects but does not conclude a market value. Most transactions benefit from both.
USPAP compliance and workfile
Every assignment is completed under the Uniform Standards of Professional Appraisal Practice. Scope of work, intended use, intended user, and effective date are stated in the report, and a retained workfile documents the data and reasoning behind each adjustment.
Frequently asked questions
- How much does a residential appraisal cost in South Florida?
- Most full residential appraisals in Miami-Dade, Broward, and Palm Beach run $450 to $900. Fee depends on square footage, property type, complexity, waterfront or acreage, and how quickly the report is needed.
- How long does an appraisal take?
- Inspection is usually scheduled within 24 to 48 hours, and the finished report is delivered two to three business days later. Complex, luxury, or waterfront properties may take three to six business days.
- Can I order my own appraisal?
- Yes. Private individuals can order an appraisal directly for estate, divorce, tax appeal, pre-listing, or planning purposes. Only mortgage appraisals must be ordered through the lender or an appraisal management company.
- What should I have ready for the inspection?
- Recent upgrades with dates and costs, permits, a survey or floor plan, HOA documents for condos, and access to every room, the garage, and any outbuildings.
More answers on the appraisal FAQ page.
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View serviceWhere this service is available
- Miami appraiser
- Miami Beach appraiser
- Coral Gables appraiser
- Pinecrest appraiser
- Coconut Grove appraiser
- Key Biscayne appraiser
- Aventura appraiser
- Sunny Isles Beach appraiser
- Bal Harbour appraiser
- Surfside appraiser
- Fort Lauderdale appraiser
- Boca Raton appraiser
- Palm Beach appraiser
- Weston appraiser
- Parkland appraiser
- South Miami appraiser
- Palmetto Bay appraiser