miller & associates appraisal services
Our Services
Appraisal Services that Fit Your Needs
We offer a variety of appraisal services such as residential appraisals and valuation, measurements, and consulting. We are happy to help you with all of your appraisal needs!
Appraisals
We have certified appraisers on staff with over 20 years’ experience servicing Western Kentucky and Middle Tennessee. Our great team of support staff assists in ensuring we can provide the best in customer service and the most reliable appraisal services.
Measurements
Our home measuring service sketches are performed by one of our Certified Real Estate Appraisers. We complete our sketches using ANSI standards to determine an accurate GLA (Gross Living Area) and provide a drawing with calculations.
Consulting
Our Certified Appraisers will consult on tax assessment challenges, divorce court work, court work, lawsuit settlement work and more.
The Process
If you have never had an appraisal done, you may have questions on the process. To have a better understanding of what to expect when you schedule an appraisal.
Engagement + Inspection
- Contact us to start the process
- Schedule an appraisal date/time
- Inspection takes place (photos and notes are taken)
Examination + Approach
- Sales comparison approach the property is compared to other similar properties recently sold in the area.
- Income approach for income producing properties, comparable rents are collected and analyzed
- Cost approach for newer properties, land sales values are collected to which the replacement cost of the building is added.
Conclusion + Report
- The indicated values for each approach are weighted based on their relevance and accuracy and a market value opinion is concluded.
- The appraisal report is completed and reviewed for accuracy
- The appraisal report is either mailed or emailed to the client.
Frequently Asked Questions
What is an appraisal?
An appraisal is a professional unbiased opinion of market value to be used in making real estate decisions. The opinion or estimate is arrived at through a formal process that can include what it would cost to replace the improvements, less physical depreciation and other factors plus the land value; making a comparison to other similar nearby properties which have recently sold.
Do I need to prepare my property before the appraiser inspection?
No! The appraiser is not there to judge on your cleanliness.
What should I expect during an appraisal inspection?
The appraiser will begin by taking pictures of and measuring the outside of your property. They will then inspect the interior of your property, including each room. The entire process typically takes the appraiser 45 minutes or less to complete.
Why would a person need a home appraisal?
There are many reasons to obtain an appraisal with the most common reason being real estate and mortgage transactions. Other reasons for ordering an appraisal include to establish the replacement cost of insurance, contest high property taxes, settle an estate, and looking to sell a home to determine a market value.
What is the difference between an appraisal and home inspection?
The appraiser is not a home inspector, nor does he/she do a complete home inspection. An appraiser gives an opinion of market value, while a home inspection is a third-party evaluation of the accessible structure and mechanical systems of a house, form the roof to the foundation.
Who owns the appraisal report?
In most estate transactions, the appraisal is ordered by the lender. The home buyer is entitled to a copy of the report and it is usually included with all the other closing documents. But the homeowner is not entitled to use the report for another purpose without permission from the lender. The exception to this rule is when a homeowner engages an appraiser directly.
Ready to get started?
Contact us to request an appraisal for your property!