Despite the fact that appraising becomes a more and more complex task every year, we're able to keep our prices reasonable and quality high by employing technology. Of course, it's been our experience that regardless of the industry, service is the main reason a client comes, goes, stays or refers others. We treat everyone like we'd want to be treated ourselves whether we're in person, on the phone or communicating in e-mail. Our objective is simply a superior experience for our clients. Experience first hand why we're the appraisal firm for you. Call us today.

Alternatively, multiple years of net operating income can be valued by a discounted cash flow analysis (DCF) model. The DCF model is widely used to value larger and more expensive income-producing properties, such as large office towers or major shopping centres. This technique applies market-supported yields (or discount rates) to projected future cash flows (such as annual income figures and typically a lump reversion from the eventual sale of the property) to arrive at a present value indication.
A home appraisal is an unbiased estimate of the true (or fair market) value of what a home is worth. All lenders order an appraisal during the mortgage loan process so that there is an objective way to assess the home’s market value and ensure that the amount of money requested by the borrower is appropriate. The appraisal can include recent sales information for similar properties, the current condition of the property, and the location of the property, i.e., insight as to how the neighborhood impacts the property’s value.
Lenders want to make sure that homeowners are not overborrowing for a property because the home serves as collateral for the mortgage. If the borrower should default on the mortgage and go into foreclosure, the lender will recoup the money it lent by selling the home. The appraisal helps the bank protect itself against lending more than it might be able to recover in this worst-case scenario.
On Thursday, Sept 27, 2018 the Click2Gov vendor informed the city that they had found malicious software on the server. Our payment site was immediately shut down to prevent access. The city preserved the existing system for forensic analysis and immediately worked with our vendor to build a new system. By 1:30 pm on Friday, Sept 28, 2018 the city had a new system configured and was back in a fully operational mode. More details here.

The general condition of the building and grounds will also be taken into consideration. For example, the status of the foundation and the condition of the roof may require repairs and renovations. In addition to the building itself, the land that it stands on can also play a factor in the analysis. It is common for an appraiser to take photographs of the property, both inside and out in order to document its condition.


The type of real estate "interest" that is being valued, must also be known and stated in the report. Usually, for most sales, or mortgage financings, the fee simple interest is being valued. The fee simple interest is the most complete bundle of rights available. However, in many situations, and in many societies which do not follow English Common Law or the Napoleonic Code, some other interest may be more common. While there are many different possible interests in real estate, the three most common are:


We will gladly provide a fair market value (FMV) appraisal of your firearm. We base our appraisals on the most up-to-date data provided by industry-leading resources. This ensures that your firearm appraisal, consignment, trade or cash purchase is accurate and realistic. A $20.00 appraisal fee per firearm applies unless you consign and sell your firearm with Florida Firearms Academy. If you consign and sell your firearm with Florida Firearms Academy the appraisal fee is waived.
Department is an industry leader in valuation services, counseling and advisory services. As one of the larger appraisal firms in the Tampa Bay Area, we have a depth of appraisal expertise in a wide variety of areas. We have commercial and industrial appraisers fluent in Spanish and Polish. We have extensive experience appraising properties of all sizes from the smallest retail or mixed use properties to large condominium developments or regional shopping centers. We
In New Zealand, the terms "valuation" and "valuer" usually relates to one who undertakes that professional role in terms of the Valuer Act 1948 requirements or the unregulated or voluntarily self-regulated (if members of PINZ) plant and machinery, marine or art valuers. Whereas, the term "appraisal" is usually related to an estimate by a real estate sales person or licensed agent under the Real Estate Agents Act 2008. The Real Estate Institute of New Zealand includes many valuer members, but the governing legislation for sales and agency (disposal of interests of land on behalf of others) does not extend to include provision for that role by valuers regardless of membership of NZIV, RICS or PINZ.
NOTICE: The Hillsborough County Property Appraiser’s office has released an addendum to its Invitation For Bid No. 8254, Full Hybrid (Gas-Electric) car leasing project. This addendum includes a revision to the minimum requirement for the Excess Wear & Tear Agreement, the removal of the requirement for a Non-Appropriation of Funds Clause, and an extension of both the Response Submittal Deadline and Tentative Award Date. For details of the addendum, please click here.
This information was derived from data which was compiled by the DeSoto County Property Appraiser Office solely for the governmental purpose of property assessment. This information should not be relied upon by anyone as a determination of the ownership of property or market value. No warranties, expressed or implied, are provided for the accuracy of the data herein, it's use, or it's interpretation. Although it is periodically updated, this information may not reflect the data currently on file in the Property Appraiser's office. The assessed values are NOT certified values and therefore are subject to change before being finalized for ad valorem assessment purposes.

By state law, we must personally view each property in Broward County at least once every five years. That is why our residential appraisers are busy these days inspecting, measuring and photographing the exteriors of properties throughout Broward. Our appraisers are easy to recognize: all of them wear official shirts and bright orange vests clearly identifying them as BCPA staff, and each carries a BCPA photo identification card and badge. Feel free to ask to see an ID if you have any concerns. Important Note: Our appraisers will NEVER ask to enter your home, and we will NEVER enter locked backyards. If you have questions about these inspections, please contact our office at 954.357.6831.

Our experience in the personal property field is second to none. Each appraisal assignment we perform is held to the highest level of scrutiny. We pride ourselves on our honesty, integrity and commitment to service. All of our appraisals are prepared with the knowledge that we are ready and able to stand up in court, if necessary, to justify our findings.
Twitty, 49, brings a wealth of knowledge to the position. A lifelong Pinellas County resident and University of Florida graduate, he went to work for Entreken Associates, a small local appraisal firm, and eventually bought an ownership stake. Entreken later merged with other firms to form Valbridge Property Advisors, a national company handling residential and commercial appraisals and eminent domain cases. Twitty has appraised thousands of properties of varying types and holds the field's highest professional designation. As a director with Valbridge, he has extensive management experience that will be key to running a professional office that serves the public. He has a vision for modernizing the office, including creating a user-friendly, one-stop-shopping website that can generate reports on individual properties and includes zoning and land use information, tax records and other public records.
There are also voluntary professional bodies for real estate valuation such as the Royal Institute of Chartered Surveyors ('RICS') and the Property Institute of New Zealand ('PINZ'). Both of these bodies have a wider membership, beyond real estate valuers. PINZ has over 2,500 members in New Zealand and overseas (such as ex-pats in the UK, Asia and Australia). PINZ has a service level agreement with the NZIV, whereby PINZ contracts to perform tasks for the statutory professional body, NZIV. PINZ was formed in 2000 to act as the voice of the property professions. There have been 'political divisions' within the valuation profession in New Zealand, expressed at AGMs and through 'proxy wars' over the last 20 years or so. Many valuers are supportive of amalgamation of the NZIV functions under the multi-disciplinary voluntary body PINZ, whilst many others wish to retain a separate statutory professional body for valuers (the NZIV). There are various reasons in the debate and the governing legislation is under review and amendments or repeal is being considered. At present, the Act remains in force and the NZIV is legally a distinct body with statutory functions, powers and duties.

The sales comparison approach is based primarily on the principle of substitution. This approach assumes a prudent (or rational) individual will pay no more for a property than it would cost to purchase a comparable substitute property. The approach recognizes that a typical buyer will compare asking prices and seek to purchase the property that meets his or her wants and needs for the lowest cost. In developing the sales comparison approach, the appraiser attempts to interpret and measure the actions of parties involved in the marketplace, including buyers, sellers, and investors.
Because the appraisal primarily protects the lender's interests, the lender will usually order the appraisal. According to the Appraisal Institute, an association of professional real estate appraisers, a qualified appraiser should be licensed or certified (as required in all 50 states) and be familiar with the local area. Federal regulations state that the appraiser must be impartial and have no direct or indirect interest in the transaction. Fannie Mae requires appraisers to certify that they have experience appraising similar properties in the same geographic area.
Unfortunately, recent distressed sales in the surrounding area can lower your home's appraisal value. If you feel that your home's value has been dragged down by the sales prices of nearby foreclosures and short sales, you may be able to convince the appraiser that your home is worth more if it's in significantly better condition than those properties. Sellers should also know that federal guidelines (intended to eliminate the inflated appraisal values that contributed to the 2008 housing crisis) sometimes cause appraisals to come in below fair market value and can make low appraisals difficult to challenge.
Are you worried about receiving a low appraisal or has your appraisal already been completed at a value less than you expected? We're sorry this has happened to you. In seller's markets, multiple offer situations often drive up the purchase price higher than any comparable sales in the area; which is why in those instances many sellers worry the appraisals will come in low. In buyer's markets, when prices are soft or falling, sellers are also concerned that the appraisal will be a low appraisal.

In person: When requesting public records in person, you can stop by Pinellas County Marketing & Communications, located at, 333 Chestnut St., Clearwater, FL 33756. (727) 464-4600. Also, you may make a Public Record Request at any Pinellas County Department, click on the link for department information. http://www.pinellascounty.org/departments.htm. When you arrive, provide your public records request. To help us expedite and avoid delays in processing your request, please be as detailed as possible with the information you are requesting. The request will be reviewed and forwarded to the department liaison responsible for processing your request. You will be notified through your preferred communication method of updates relating to your request.

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