My attorney, accountant, loan servicer or family member said I need an appraisal. What am I actually ordering?
A private residential appraisal provides an independent opinion of value for a specific intended use and effective date. It is not an online estimate, a real estate agent's market analysis, a home inspection or the Maryland property tax assessment. Tell Mike who requested the report, what decision it must support and whether the value must be current or retrospective.
34 Years of Experience | 15,000+ Completed Appraisals | Certified in VA, DC and MD | Direct Appraiser Communication
Montgomery County cannot be valued as one interchangeable suburban market. Bethesda infill, Potomac estates, Rockville townhouses and Silver Spring condominiums require different comparable searches and property-specific analysis.
Bethesda and Chevy Chase
Older housing, major renovations, infill construction, luxury condominiums and high land value can create sharp differences between neighboring properties.
Potomac Properties
Custom homes, large sites, pools and major additions require analysis of design, construction quality, site utility and buyer expectations.
Rockville Markets
Established detached neighborhoods, townhouses, condominiums and newer development require attention to municipal location and competitive property type.
Silver Spring Diversity
Transit-oriented condominiums, older detached homes and multiple neighborhood markets cannot be reduced to a postal-city average.
Historic Designation
Historic status can affect required research and buyer perception, but it is not automatically a premium or discount.
Condominium Differences
Fees, parking, unit level, view, amenities, building condition and special assessments may influence comparable selection and value.
Two Montgomery County homes with similar square footage may compete differently because of neighborhood, land value, construction quality, renovation, transit access, property type or municipal context. The appraisal identifies the relevant buyer market rather than relying on a broad county average.
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 reading: Mike's Fairfax gift-tax appraisal example, Part 1.
Estate and Date of Death
Current or retrospective value for executors, heirs, trustees, attorneys and tax professionals handling Maryland real property.
Divorce Appraisals
Independent current or prior-date valuation for equitable distribution, mediation and attorney review.
PMI Removal
Current-value support after the mortgage servicer confirms the acceptable cancellation and appraisal process.
Pre-Listing and Private Sales
Independent evidence before pricing, accepting an offer or completing a non-arm's-length transfer.
Cash Buyer Appraisals
A property-specific value opinion before purchasing without the safeguard of a lender-ordered appraisal.
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 Montgomery County appraisal cost?
A typical estate or date-of-death appraisal starts at $595, and a typical divorce appraisal is $895. Property complexity, intended use and historical research are reviewed before the fee is confirmed.
Can you appraise a home as of a past date?
Yes. A retrospective appraisal can develop value as of a date of death, separation date, transfer date or another required historical date.
Will the appraisal guarantee a tax reduction, settlement or PMI cancellation?
No. The appraisal provides an independent opinion of value. SDAT, a court, the parties or the loan servicer makes its own decision.
Do you serve Bethesda, Chevy Chase, Potomac, Rockville and Silver Spring?
Yes. Call with the exact property address so the assignment scope and market coverage can be confirmed.
How quickly will I receive the report?
Most reports are completed within 5 to 7 days after the property inspection. Timing is confirmed when the assignment is accepted.
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.
