Frequently Asked Questions

A real estate appraisal is an independent, professional opinion of a property's market value prepared by a state-certified appraiser. The appraiser inspects the property, researches comparable sales, and analyzes market conditions to produce a written report. Unlike a real estate agent's comparative market analysis, an appraisal is a legally recognized document accepted by courts, the IRS, lenders, and government agencies.

An appraisal determines what a property is worth. A home inspection determines what condition it's in. The appraiser focuses on value — comparing your home to similar properties that have recently sold and adjusting for differences. A home inspector focuses on systems and structure — checking the roof, plumbing, electrical, foundation, and so on for defects. They serve different purposes and you may need both depending on your situation.

A Zestimate is a computer-generated estimate based on algorithms and public data. A broker price opinion (BPO) is a real estate agent's informal estimate. Neither qualifies as a "qualified appraisal" under IRS or court standards. Only a licensed or certified appraiser can produce a report that meets USPAP (Uniform Standards of Professional Appraisal Practice) requirements, which is what courts, the IRS, attorneys, and lenders require.

Yes, and it's not unusual. Different appraisers may select different comparable sales, weigh market factors differently, or interpret a property's condition and quality with slightly different judgment. That said, two competent appraisals of the same property should land in a similar range. If they're far apart, it usually signals that one appraiser had better data or more local market knowledge than the other.

Four levels of service are available for single-family homes and condos. A Basic Desktop appraisal ($299) is a value opinion based on public records and comparable sales — no property visit — best for a quick estate valuation or second opinion. A Desktop appraisal ($449) is a full written report with detailed comparable sales analysis, also without a property visit, and is the most popular option for estates, divorce, bankruptcy, and litigation. A Drive-By appraisal ($575) adds exterior photography and neighborhood observation. A Standard appraisal ($625) includes a full interior and exterior inspection with photographs and is recommended when a court, the IRS, or a buyer needs to know the property was personally inspected. 2–4 unit properties (duplexes through fourplexes) are also handled, starting at $550. Visit the Services & Fees page for full details or call to find the right option for your situation.

A desktop appraisal uses the same analytical process as a traditional appraisal — comparable sales research, market analysis, and adjustments — but the property's physical characteristics are documented from public records, MLS data, and photos rather than an in-person visit. The valuation methodology is identical. Desktop appraisals are accepted by the IRS, courts, and most attorneys. They're especially practical for retrospective valuations, out-of-area properties, or situations where the property can't easily be accessed.

No. Mortgage lenders are required to order appraisals through their own approved channels — they cannot accept an appraisal ordered by the borrower. This is a federal regulation designed to ensure appraiser independence. Our appraisals are intended for legal, tax, estate, and personal-use purposes.

Unpermitted additions are extremely common in San Diego — garage conversions, enclosed patios, added rooms, and unpermitted ADUs. The space is documented as it exists and the market reaction is analyzed. Some buyers pay a premium for the extra square footage regardless of permit status; others discount it. The task is to measure that market reaction, not to enforce building codes. Brian Ward Appraisal does not report unpermitted work to the city or county. The property is simply documented and valued in its current, as-is condition.

Properties with Accessory Dwelling Units require special attention. A fully permitted ADU can add significant value — in San Diego, properties with ADUs often sell faster and at a premium. A distinction is made between permitted ADUs, unpermitted conversions, and Junior ADUs (JADUs), because the market reacts to each differently. The valuation considers the rental income potential, the quality of the conversion, and whether comparable properties with similar features have sold nearby. If a property has an ADU, provide any permits, plans, or rental history so it can be accounted for properly.

They serve completely different purposes. The county assessor's value is used to calculate your property tax bill. In California, it's based on Proposition 13 rules — your assessed value is tied to the purchase price and increases by no more than 2% per year, regardless of actual market changes. An appraisal, by contrast, measures the property's current fair market value based on recent comparable sales and actual market conditions. These two numbers can diverge dramatically, especially for homes that have been owned for many years.

In most cases, yes. California Proposition 19 eliminated the broad property tax protections that previously allowed parents to transfer homes to children without reassessment. Under Prop 19, the transfer is only partially protected if the child makes the property their primary residence within one year, and even then the protection is capped at the original assessed value plus $1 million. An accurate appraisal establishes the current fair market value, which directly determines how much of the property will be reassessed and what the new tax bill will be. Estate attorneys and CPAs rely on these appraisals to plan transfers and calculate tax exposure. Learn more on the Proposition 19 Appraisal page.

Yes. If you believe an existing appraisal contains errors, used inappropriate comparable sales, or reached an unsupported conclusion, you can hire a qualified appraiser to perform a formal appraisal review. This is a distinct USPAP assignment type (Standard 3) that evaluates the methodology, data selection, adjustment logic, and compliance of the original report. It's not just a second appraisal — it's a professional critique of the first one. This is common in divorce, probate disputes, and contested property matters. Visit the Appraisal Review page to learn more.

A date-of-death appraisal determines what a property was worth on the day the owner passed away. This value becomes the new tax basis for the heirs under the IRS step-up in basis rule, which can significantly reduce capital gains tax when the property is eventually sold. Brian Ward Appraisal specializes in these retrospective appraisals and can go back 40 or more years. Learn more on the Date of Death Appraisal page.

An independent property value is needed so the marital estate can be divided fairly. A neutral appraisal is provided that both parties and their attorneys can rely on. A two-client option is available where both spouses are named as clients and each receives a copy of the report — this costs less than ordering two separate appraisals. If the case goes to trial, expert witness testimony is provided. Brian Ward has completed over 1,000 divorce appraisals. Visit the Divorce Appraisal page for more details.

When someone passes away or a trust is being administered, the real property typically needs to be valued for probate, tax reporting, or distribution among beneficiaries. An estate appraisal provides that official value — either as of today or retroactively as of the date of death. All reports are prepared to meet court and IRS documentation requirements. See the Estate Appraisal page to learn more.

Absolutely. A pre-purchase appraisal gives you an independent value before you make an offer, so you're not relying solely on the listing agent's price. A pre-sale appraisal helps you set a realistic listing price based on actual market data rather than guesswork. Either way, it's a relatively small investment that can prevent a much larger financial mistake.

Yes. If you own real estate and are filing Chapter 7, 11, or 13 bankruptcy, the court requires a current fair market value for your property. Our bankruptcy appraisals meet the documentation standards that trustees and judges expect.

Yes. Private mortgage insurance is required when you have less than 20 percent equity in your home. If your property has appreciated since you bought it, a new appraisal can prove you've crossed the 20 percent threshold. Your lender can then remove the PMI requirement, which could save you hundreds of dollars a month. Visit the PMI Removal page to learn how.

When you buy from or sell to a family member, the IRS expects the transaction to be at fair market value. Without documentation, the IRS may treat the difference between the sale price and market value as a taxable gift. An independent appraisal protects everyone involved by establishing that the price is legitimate. Learn more on the Family Transaction Appraisal page.

Yes. If you believe your county-assessed value is too high, an independent appraisal can support your appeal to the Assessment Appeals Board. Appraisals are also prepared for gift tax purposes, stepped-up basis calculations for inherited property, and other tax-related needs. See the Tax Appraisal page for details.

Fees start at $299 for a Basic Desktop Appraisal and go up to $725 for a Standard 2–4 Unit Appraisal. A Standard single-family appraisal is $625. Fees can vary based on property complexity, acreage, or rush delivery. Visit the Services & Fees page for a full breakdown of pricing and what's included with each option.

Most reports are delivered within 3 to 5 business days after the inspection or, for desktop appraisals, after the order is placed. If you're working toward a court date, closing deadline, or tax filing, rush service is available — just let Brian Ward Appraisal know when you reach out and the timeline will be accommodated.

You don't need to stage your home or do anything elaborate. Make sure the appraiser can access all rooms, the garage, and the yard. Clear any obstacles that block doorways, attic hatches, or utility areas. If you've made upgrades — a new roof, remodeled kitchen, updated electrical or plumbing — have a list ready with approximate dates and costs. The appraiser isn't judging your housekeeping; they're documenting the property's features, condition, and quality of construction.

You don't have to be, but it can help. If you're present, you can point out improvements that aren't obvious — like upgraded plumbing behind the walls, a recently replaced HVAC system, or permitted additions. If you can't be there, just make sure someone can provide access and leave a note about any upgrades or issues the appraiser should know about.

Contact Brian Ward Appraisal. Your concerns will be reviewed — whether it's a comparable sale that may have been missed, an upgrade that wasn't accounted for, or a factual error in the report. If the concern is justified, the report will be revised at no additional charge. Appraisals are professional opinions supported by data, and the work is backed by a commitment to accuracy.

Yes. Every appraisal produced complies with USPAP (Uniform Standards of Professional Appraisal Practice), which is the standard recognized by federal and state courts, the IRS, and financial institutions nationwide. Brian Ward has been preparing reports for legal and tax proceedings for over 22 years.

Yes. Expert witness testimony is provided in divorce proceedings, probate disputes, civil litigation, and other cases where property value is contested. Testimony fees are separate from the appraisal fee. If a case may go to court, notify Brian Ward Appraisal upfront so the report can be prepared with that in mind.

Just three things: the property address, the purpose of the appraisal (divorce, estate, buying or selling, etc.), and a specific date if a retrospective value is needed. You can call (888) 844-1733, email contact@brianward.com, or fill out the online contact form. A response is typically provided the same business day.

Brian Ward Appraisal serves all of San Diego County and western Riverside County — over 56 communities in total. For date-of-death and other desktop appraisals, all 58 California counties are covered since no property visit is required. Visit the Service Area page for the full list of communities.