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Home Seller Services

If you are going to sell your home you would be wise to invest in a professional appraisal. Professional appraisals do not cost money, they pay in the long run! Unless a homeowner studies the Greater Orlando Florida real estate values on a day to day basis, like a property appraiser at Rhodes Appraisal Service LLC does, it's difficult for them to get a handle on real estate values. We are not talking about how much you have invested in your home, how much you paid for it, or how much you want for it. We are talking about the true market value of your home.

Many times, Rhodes Appraisal Service, LLC clients are surprised when they find out that the market value of their home is much more than they thought. Investing in a professional property appraisal actually allowed these people to receive several thousand more dollars than they thought they would when their home was sold. Others have an inflated opinion of their home's value and an appraisal helped them to realistically price their home in order for it to sell. We offer valuation products from $200 to $350 for sellers, buyers and Realtors. (See the details below for the various services that we offer.)

The Greater Orlando home market has seen many fluctuations in value in recent years. Real estate sales agents can provide prospective home sellers with their opinion of the likely sale price by completing a Comparative Market Analysis (CMA). The reliability of a CMA depends greatly upon the experience and knowledge of the agent performing it. A successful sales agent with several years of experience concentrating on a specific neighborhood area can perform a reliable CMA. At Rhodes Appraisal Service LLC, we deal with many such real estate sales agents who are extremely knowledgeable and provide thoroughly researched, accurate data to make well informed marketing decisions. Even so, a CMA is still only a ''ball park figure'' - it carries no weight with financial mortgage institutions and has no legal validity in the real world. The best sales agents will employ an appraiser to assist them when evaluating a property outside of their scope of knowledge and experience.

Since most buyers will need a mortgage to complete the purchase of your home, ultimately an appraisal will have to be performed by a licensed property appraiser. At Rhodes Appraisal Service LLC, we believe that it is better to know upfront what the lender will consider as the true market value of your home, than to have your deal "blow up" right before the closing date. Unlike a CMA, an appraisal delivers a defensible and carefully documented opinion of value. The appraisal relies on verified information gathered on specific, closed comparable sales. In addition, the appraisal looks at other factors like condition, upgrades, extra amenities, location, favorable views and quality of construction.

An overpriced home will not attract potential buyers, which means no offers and no closing - just a lot of wasted valuable time, money, and efforts. All too often these homes end up selling below their true market value due to the stigma attached to them by unrealistic starting prices. Even if the seller is lucky enough to get the true value for their home, the extended marketing time results in additional payments and expenses that could have been avoided by utilizing a professional property appraiser's opinion of value when setting the asking price.

Unlike a sales agent, an appraiser has no vested interest in what amount your house sells for. Our fee is based strictly on our efforts, not a percentage of the sales price or an investor's finders fee. A professional property appraisal from Rhodes Appraisal Service can help homeowners in Central Florida make the best decisions on investing in their homes and setting a fair sales price.

In addition, an appraisal will help you by pointing out needed repairs and visible deficiencies in the property which will allow you to correct these items before placing it on the market. A professional property appraiser from Rhodes Appraisal Service will be objective. We will tell you what you need to know, not just what you want to hear. It's very hard to be objective about your own home because of your emotional attachment to it. One piece of advice that is consistently given by the experts  . . . Do NOT "Overprice" Your Home!

In addition to helping you set a realistic selling price so your home will attract buyers, a professional appraisal is very valuable as a negotiating tool once you have a potential buyer. It gives you something concrete to show your buyer. It's an independent third party's opinion of your home's value, and not just you saying how much it is worth. Potential buyers know you have an emotional attachment to your home and consequently buyers are always afraid that they are paying too much for a house. Buyers will be far more likely to give credibility to a professional property appraiser's value opinion of value than yours. A current property appraisal will reduce the natural anxiety for both buyer and seller in contract negotiations which helps facilitate an agreement on price.

 

Consultation Services for Buyers & Sellers
Maybe you feel like you don't need an "appraisal" but you'd still like some help gathering local property and sales data. Our reports help you to make an informed decision. We understand the complexities of buying or selling a home and know what you are going through and will do our best to make it easier for you by giving you a high quality, professional appraisal that you can depend on!   

          

  Buyers - Search the Mid-Florida Realtor's Multiple Listings For Available Properties

You can access the My-Florida Realtor's MLS to search for available properties in the Greater Orlando market. As an added service, this information is updated daily and is available 24 hours a day and 7 days a week. And best of all this information is furnished to you without obligation.

 

When you order a report from Rhodes Appraisal Service, you can expect. . . .

Prompt response to your initial inquiry: We will give you personalized information for your particular appraisal need. Just tell us your situation and we will make suggestions. Quick turnaround time: Typically 5 days or less from the date the request is received. You will receive a copy of your appraisal or consulting report via the Internet within MINUTES of its completion.

Appraisal and consulting reports formats to suit YOUR needs: When it comes to appraisal and consulting, "One size does NOT fit all!" Rhodes Appraisal Service, LLC is now offering the following valuation services designed to assist Realtors, sellers and buyers in making decisions about the listing, marketing, selling or purchasing of homes:

EXTERIOR & INTERIOR INSPECTION - MARKET EVALUATION for $350 on typical homes

Our appraiser makes a physical exterior and interior inspection of the subject property to observe the condition, upgrades, amenities and the view or location enhancements. We measure the improvements, notate the floor plan layout and take interior and exterior photos. Our appraiser inspects the subject’s neighborhood including an exterior inspection from the street of recent comparable closed sales as well as any comparable, current listings and pending sales in the competitive area. Data is collected and verified on the comparable properties to determine the most reliable indicators of value for the subject property. Afterwards, a thorough appraisal report is produced, complete with photos, maps, floor plan sketch and supporting addenda. The appraisal format is the General Purpose Consumer Appraisal Form, which is easily understood by the average lay person and general consumers. The completed report is emailed directly to the individual(s) identified by the client who ordered the appraisal. The professional report is appropriate for use as part of your marketing materials.

EXTERIOR-ONLY INSPECTION -MARKET EVALUATION for $300 for typical homes

Our appraiser makes a exterior only inspection of the subject property to observe the design type and construction quality of the home, its overall market appeal and any view or location enhancements. Exterior photos of the subject property are made. We DO NOT measure the house, inspect the interior or take interior photos. In the absence of measuring, the appraiser utilizes the public records to determine the improvement sizes. The subject property is assumed to be in average overall condition and to generally conform to the neighborhood in amenities. The reliability of this valuation may be impacted by the appraiser’s lack of an interior inspection of the subject property. Our appraiser inspects the subject’s neighborhood including an exterior inspection from the street of recent comparable closed sales as well as any comparable, current listings and pending sales in the competitive area. Data is collected and verified on the comparable properties to determine the most reliable indicators of value for the subject property. Afterwards, an abbreviated appraisal report is produced, complete with exterior photos, maps, and supporting addenda. The appraisal format is the GP-Resticted Use Appraisal Form, which contains only the essential information necessary to report the subject’s estimated market value. The completed report is emailed directly to the individual(s) identified by the client who ordered the appraisal.

DESKTOP VALUATION $200 typical single family home on typical lot

Our appraiser reviews the public record data available on the computer including tax records, current or prior Realtor multiple listings and any documentation from a disinterested source which is considered reliable by the appraiser. The appraisal is performed from a desktop perspective only, therefore no physical inspection is made of the subject property or the comparables. The confirmation of comparable sales data is via public data sources on a computer only. The reliability of this valuation may be impacted by the appraiser’s lack of inspection of the subject property and comparable sales. In the absence of an inspection, the appraiser makes some basic assumptions, including the following:

1. The subject property is assumed to be in average overall condition and generally conforms to the neighborhood in terms of style, condition and construction materials.

2. There are no adverse environmental conditions or adverse location factors regarding the subject site and its immediate neighborhood.

3. There are no significant discrepancies between the public record information data sources and the existing site or improvements.

Afterwards, an abbreviated appraisal report is produced, complete with maps, comparable photos from MLS if available and supporting addenda. No floor plan sketch or subject photos are included with the report since a physical inspection is not made. The appraisal format is the Desktop Valuation Form, which contains only the essential information necessary to report the subject’s estimated market value based on a desktop evaluation. The completed report is emailed directly to the individual(s) identified by the client who ordered the appraisal.

CALL US FOR A SAMPLE COPY OF THESE THREE REPORTS TO VIEW

  • Quick response to follow-up questions: Our reports are clearly written, understandable, and meet or exceed the Uniform Standards of Professional Practice that governs the appraisal practice. If you have any questions regarding your appraisal, after you've read the report, we encourage you to email or call us!

Appraiser