Residential Appraisals
Comprehensive residential appraisals for homeowners, attorneys, accountants, and fiduciaries.
Residential Appraisal Services
Eagle Home Appraisal accepts residential appraisal requests for property value decisions. An assignment considers local sales and the property’s individual characteristics.
We serve homeowners, real estate attorneys, family law attorneys, CPAs, trust officers, financial advisors, lenders, and anyone else who needs a property-specific opinion of residential value. Share the intended recipient’s requirements when requesting a quote.
Property Types We Appraise
Our residential appraisal practice covers all standard residential property types:
- Single-family detached homes — from modest starter homes to luxury estates
- Condominiums — including downtown high-rises and other attached condominium units
- Townhomes and attached residences
- 2-unit duplexes, 3-unit triplexes, and 4-unit quadplexes (small income properties)
- Manufactured homes on permanent foundations
- Waterfront properties, which require specialized comparable analysis
- Historic homes in registered historic districts, which require specialized comparable analysis
- Vacant residential lots with or without site improvements
Common Reasons for a Residential Appraisal
Homeowners and professionals order residential appraisals for a wide range of purposes beyond mortgage lending:
Pre-listing appraisal
Know your home's true market value before you list it, so you can price it strategically and negotiate confidently.
For sale by owner (FSBO)
If you are selling without a real estate agent, an appraisal gives you and your buyer a neutral starting point for negotiations.
PMI removal
If your home has appreciated, a new appraisal showing 20% or more equity can help you request removal of private mortgage insurance.
Refinancing
Know your property's value before applying to refinance, so you can evaluate your loan-to-value ratio and shop with confidence.
Property tax appeal
If you believe the local property assessment office has overassessed your home, discuss the evidence and reporting requirements for your appeal.
Insurance valuation
Establish the replacement cost or market value of your home for insurance coverage review purposes.
Charitable donations
For a proposed real-property donation, share the property details, intended use and recipient requirements when requesting an appraisal.
Relocation
Corporate relocation programs often require an independent appraisal as part of the buyout process.
The Residential Appraisal Process
Ordering a residential appraisal from Eagle Home Appraisal is straightforward:
- 1
Contact us
Call (702) 920-4500 or submit our online form with the property address, approximate size, property type, and purpose of the appraisal. Discuss the scope and fee before proceeding.
- 2
Schedule the inspection
Confirm inspection availability, access arrangements and the time needed for your property.
- 3
Property inspection
Our appraiser measures the home, photographs interior and exterior, notes condition and features, and documents all relevant property characteristics.
- 4
Market research and report
We research comparable sales, make appropriate adjustments, and prepare the report described in the agreed scope.
- 5
Report delivery
Share your deadline and confirm a delivery estimate before ordering.
Confirm Property Coverage
Tell us the property address to confirm coverage and availability.
Residential Appraisal Fees
The exact fee depends on property size and complexity, the purpose of the appraisal, and your required turnaround time. For legal and estate-related appraisals — such as estate valuations, divorce appraisals, or IRS step-up reports — fees reflect the additional research and reporting requirements of those assignments. Ask for a written scope, fee and delivery estimate for your property, intended use and deadline.
VA lists appraisal fees and timeliness by state and county. The official VA appraisal fees and timeliness table, effective May 1, 2026 gives the applicable figures for VA home loans. These VA-loan fees do not set private appraisal prices. Choose your city in our local website directory, then open that site's appraisal-cost page for the local county row. For private work, request a written, property-specific scope and fee before work begins.
Your Intended Use
Tell us who needs the report and the decision it supports.
Local Expertise
Deep knowledge of the market means accurate, well-supported comparable analysis.
Delivery Timing
Share your deadline and confirm availability before ordering.
Request a Residential Appraisal Quote
Ask for a written scope, fee and delivery estimate for your property, intended use and deadline.
Property tax appeal
Property Tax Appeal The Clark County Assessor sends out a “Notice of Value” to all real property owners no later than December 18th of each year. These tax assessments can be appealed by submitting the completed Form 5101SBE by the January 15th deadline. The appeal to the Clark County Board of Equalization can be made in person or mailed to: Clark County Assessor’s Office 500 S Grand Central Parkway, 2nd Floor Las Vegas, NV 89155.
Instructions for this form can be found on the Clark County Assessors and the State of Nevada Department of Taxation ’s websites. So, how do you know if your property is being overtaxed? Just look for the “Taxable Value” section located on your Notice of Value Form.
Taxable value is what the property owner can appeal if it is not accurate. The assessor states this taxable value is the appraised value of the land plus the current replacement cost of the improvements (or “buildings” as listed in the Notice of Value Form) minus the depreciation which is 1.5% multiplied by the age of the property as stated in the Nevada Revised Statute 361.227(b) . Here’s an Example: A typical home with a pool in a subdivision with all improvements built 10 years ago.
The value of the land = $50,000 Total replacement cost for all improvements = $200,000 All improvements are 10 years old (1.5% x 10 years = 15%; 15% x $200,000= $30,000) Taxable Value = Land value PLUS Improvements MINUS Depreciation = $50,000 +$200,000 -$30,000 = $220,000 The assessor uses Marshall and Swift Cost Estimators in addition to other valuation sources to determine these values. The important part is how the taxable value compares to the actual market value of your property! First, go to the “ How Much is My House Worth?
” tab and use one of the free online home value estimators to see if that value is more than the assessor’s taxable value. Currently, the Zillow algorithm is skewed towards a higher value, so check the value against a few other valuation estimators as well. If the market value is lower than the taxable value, you may have grounds for a tax appeal.
As part of your petition, you can use evidence to support your appeal by including an appraisal report prepared by a real estate appraiser . Do not let this process intimidate you. A client of ours has filled successful appeals for the last 9 years!
