For Real Estate Agents

Your job, and ours

Your job is the relationship and the listing. Ours is the value. Bringing us in shows your client you care about getting it right the first time, and frees you from the burden of a difficult pricing conversation — so you can shine where it matters most: the trust your client has placed in you.

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Pricing it right, from the start

Not every listing needs an appraisal. Some do — a property with no real comparables, a seller anchored to the wrong number, an estate or divorce sale where someone will question the price later. For those, a certified residential appraisal gives your client something a CMA cannot: an independent opinion of value, documented and signed.

When agents bring us in

The seller is anchored to a numberWhen your client’s expectation and the market are far apart, the conversation goes better with an independent party in it. They get a figure and the reasoning behind it, and the discussion moves off opinion.
The comparables do not do the workAcreage, custom builds, heavy renovations, outbuildings, mixed land use. When the obvious sales are not truly comparable, the adjustments are the whole job, and they need to be market-derived and written down.
An appraisal gap or a reconsideration of valueWhen a lender’s appraisal comes in low and the deal is at risk, an independent appraisal gives you something concrete to bring to a reconsideration. Sometimes it supports your position; sometimes it confirms the lender’s, which is worth knowing before you spend weeks fighting it.
Stale and relisted inventoryA listing that has sat, or come back on, invites every buyer to discount it. Repricing on evidence is easier to defend to your seller than repricing on silence.
Estate, divorce and relocation listingsWhere more than one party has to agree the price is fair, or where someone may question it later, a signed appraisal is the document that settles it.

Why agents work with us

Independent and objectiveEvery opinion of value we develop comes from the market evidence, and from nothing else. Our fee is never contingent on the value we reach. That is our own standard first. It is also what USPAP and the Texas Appraiser Licensing and Certification Board require.
A report your client can actually readMarket-based analysis and comparable sales, written so the reasoning is easy to follow.
Local to Dallas–Fort WorthWe appraise here, every week, and we know how these submarkets behave. That is where credible adjustments come from.
You can talk to the appraiserYou are not filing a ticket. If something about the property or the assignment is unusual, call and we will talk it through before you order.

How we build a defensible opinion of value

Define the assignment: intended use, intended users, effective date and scope of work

Inspect the property and gather data from the MLS, county appraisal district records, deed records and our own files

Analyze the market area and the property’s highest and best use

Develop the sales comparison approach with market-derived adjustments, adding the cost approach where it supports the value

Reconcile the evidence, document the reasoning and deliver a signed report

You place the order. We run the file.

Choose an appointment window and tell us about the property

Review and sign the engagement agreement, which states who the report is for and what it will be used for

Pay the invoice — the appointment is confirmed once the agreement is signed and payment is received

We inspect, research and deliver the report to you, or to your client, as you direct

Questions agents ask

Will the appraisal support my list price?

Sometimes, and sometimes not. We develop our opinion of value from the market evidence and reach whatever conclusion that evidence supports. Our fee is never tied to the value we reach. If our conclusion differs from your pricing, you will have our reasoning in writing.

How is this different from a CMA?

A CMA is your own professional opinion as a licensed broker or agent. An appraisal is a separate opinion of value developed under USPAP by a state-certified appraiser, with a defined scope of work, documented adjustments and a signed certification. They serve different purposes. The appraisal is the one that comes with an independent certification behind it, which is what makes it useful in a disagreement.

Who is the report addressed to — me or my seller?

Whoever you tell us at the start. The engagement agreement names the client and the intended users, and that cannot be changed afterward, so it is worth a moment’s thought when you order. If your seller needs to rely on the report, say so up front and we will name them.

Can I order before the listing agreement is signed?

Yes. The client is whoever engages us for the assignment, and that is settled in the engagement agreement — it is not decided by who pays the invoice. If you engage us, you are our client. Tell us at the start who the client and the intended users are, because neither can be changed afterward.

The lender’s appraisal came in low. Can you help with a reconsideration of value?

We can appraise the property independently. We will not start from the other appraiser’s number, and we will not work backward from the contract price. Sometimes our conclusion supports a reconsideration and sometimes it confirms the original — which is worth finding out early rather than late.

Do I have to set up an account or sign anything ongoing?

No. Agents order one appraisal at a time. There is no master agreement to negotiate and nothing to maintain between assignments — you order, you sign the engagement agreement for that property, and that is the whole arrangement.

What areas do you cover?

We primarily serve Collin, Dallas, Denton and Tarrant counties, along with Rockwall, Grayson and Hunt. Properties elsewhere in the greater Dallas–Fort Worth area are negotiable, so just tell us where yours is.

Ready to get started?