My lawyer, accountant or lender said I need an appraisal. What do I actually need?
You need an appraisal developed for the reason the value will be used. A current value for a private sale, a retrospective value as of a date of death, a divorce appraisal and an as-repaired renovation analysis are different assignments. Call or text with the address, who requested the report and the required date. If a mortgage lender or servicer is involved, confirm whether it must order the appraisal through its own process.
34 Years of Experience | 15,000+ Completed Appraisals | Certified in VA, DC and MD | Direct Appraiser Communication
Great Falls is not a market where a ZIP-code average or price per square foot can reliably explain value. Custom construction, acreage, private utilities and site constraints can make two nearby properties compete very differently.
Usable Acreage
Total acreage and usable land are not the same. Streams, slopes, easements and environmental constraints can limit utility and buyer appeal.
Wells and Septic
Well capacity, septic bedroom approval and reserve-area limitations can affect utility, expansion potential and comparable selection.
RPA and Floodplain
Resource Protection Areas, floodplain and stream buffers can influence access, additions and how buyers evaluate a large parcel.
Custom Construction
Actual quality, design, effective age and renovation history matter more than a generic custom-home label.
Access and Road Influence
Private roads, driveway configuration, frontage, traffic and emergency access can separate otherwise similar properties.
Special Improvements
Pools, sport courts, barns, guest space and other improvements require market support. Cost does not automatically equal value.
When recent nearby sales are limited, the correct response is not to force a weak comparison. The search may need to expand in time or geography while remaining focused on properties that compete for the same buyers. The report should explain why each sale was selected and how material differences were handled.
The intended use and effective date control the appraisal scope. The client receives an independent opinion of value and supporting analysis. The attorney, accountant, court, servicer or property owner makes the decision that follows.
Related appraisal guide: Fairfax County bedrooms, egress and septic limits.
Estate and Date of Death
Current or retrospective value for executors, heirs, trustees, attorneys and tax professionals.
Divorce Appraisals
Independent current or prior-date valuation for property division, mediation and attorney review.
PMI Removal
Current-value support when the mortgage servicer permits an appraisal as part of its cancellation process.
Pre-Listing and Cash Buyer
Independent market evidence before setting a price, accepting an offer or purchasing without lender valuation.
Property Tax Appeals
Property-specific market evidence when an owner questions a government assessment.
Renovation and Fix-and-Flip
As-is and prospective as-repaired value based on a defined renovation scope.
1. Define the Assignment
Tell Mike Giampa who requested the appraisal, why it is needed, the property address and whether the value must be current or retrospective.
2. Inspect and Analyze
Mike confirms the scope and fee, inspects when required, researches the relevant local market and analyzes appropriate comparable evidence.
3. Receive the Report
Most reports are completed within 5 to 7 days after the property inspection. Mike remains available for reasonable questions about the completed appraisal.
How much does a Great Falls appraisal cost?
A standard estate or date-of-death appraisal starts at $595, and a standard divorce appraisal is $895. Acreage, unusual construction, multiple structures or a difficult retrospective date may require additional research. The fee is confirmed before work begins.
Can you appraise acreage with a well or septic system?
Yes. The appraisal can consider usable land, utility type, septic capacity when known, reserve area, access, restrictions and comparable buyer reaction. System testing remains the work of the appropriate specialist.
What if there are no recent comparable sales nearby?
Comparable sales do not need to be identical or on the same street. The appraiser can expand the search and select properties that compete for the same buyers, then support meaningful adjustments.
Can an online estimate or county assessment replace the appraisal?
No. Neither is prepared for your identified client, intended use, effective date or property-specific scope. They may be data points, but they do not replace an independent appraisal.
Do you appraise commercial property or personal belongings?
No. DC Metro Appraisals specializes in residential real estate. The report does not value furniture, jewelry, business interests or commercial buildings.
Explain who requested the appraisal and what decision it must support. Mike will confirm the appropriate service, effective date, fee and next step before work begins.
Call 703-350-2542 or text Mike.
Mike Giampa is a Certified Residential Real Estate Appraiser in Virginia, Washington, DC and Maryland with 34 years of experience and more than 15,000 completed appraisals.
