My lawyer, accountant, lender or agent said I need a home appraisal. What should I order?
The right appraisal depends on the question that must be answered. An executor may need value as of a prior date of death, divorcing owners may need current or retrospective value, and a homeowner may need current market evidence before listing, appealing an assessment or discussing PMI with a loan servicer. Tell Mike who requested the report, why it is needed and the date the value must reflect.
34 Years of Experience | 15,000+ Completed Appraisals | Certified in VA, DC and MD | Direct Appraiser Communication
Reston includes original mid-century homes, cluster townhouses, garden condominiums, lake-oriented properties, conventional subdivisions and newer high-rise development. These properties do not draw one uniform buyer pool.
Ownership and Association Structure
Detached, townhouse, cluster and condominium ownership can carry different fees, responsibilities, amenities and buyer expectations.
Metro and Town Center Access
Proximity to Reston Town Center or the Silver Line can matter, but so can privacy, parking and the route buyers actually use.
Lake and Trail Influence
Lake access, water view, trail location and recreation amenities require comparable evidence rather than a standard premium.
Parking and Garage Utility
Garage count, assigned parking, visitor limitations and charging access can separate similar-looking properties.
Design and Renovation
Original contemporary design, additions, interior renovation and exterior condition should be analyzed within the correct competitive market.
Condominium Differences
Unit level, elevator access, view, balcony, fees, amenities and special assessments can be as important as square footage.
Reston contains more than 160 cluster and condominium sub-associations. Two nearby homes can have different exterior responsibilities, fees, amenities and restrictions. The appraisal considers how those differences affect comparable selection and buyer behavior without assuming a fee creates a fixed dollar adjustment.
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: how Zillow and Redfin estimates compare with a local appraisal.
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 Reston appraisal cost?
A standard estate or date-of-death appraisal starts at $595, and a standard divorce appraisal is $895. Property type, intended use and complexity are reviewed before the fee is confirmed.
Should a Reston condominium be compared with nearby townhouses?
Usually not. Ownership form, association obligations, financing considerations, parking, amenities and buyer expectations differ. The strongest sales generally compete in the same property-type market.
Do association fees affect value?
They can affect buyer decisions, but the fee alone does not determine an adjustment. The analysis considers what the fee covers and how buyers reacted to competing properties.
Can you complete a retrospective estate appraisal?
Yes. The appraisal can analyze the property and market as of the required historical date. Provide the date and information about the home's condition at that time.
Can I order my own appraisal for PMI removal?
Ask the loan servicer first. Some servicers require a valuation ordered through their system. Confirm the process before paying for an appraisal.
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.
