How should I prepare for the appraisal?

Ensure all areas are accessible (attic, basement, garage), clean/declutter, and prepare a list of recent improvements, upgrades, and relevant documents like floor plans or permits.

Do I need to be home during the appraisal?

You don't necessarily need to be present, but someone must be available to provide access. Most homeowners prefer to be present initially to unlock doors and answer questions.

What factors affect my home's appraised value?

Key factors include location, size (square footage), lot size, age, condition, updates/remodels, quality of construction, and recent sales prices of similar homes (comparables).

What are 'comparable sales' and how are they selected?

Comparables are recently sold properties similar in size, condition, and location. Adjustments are made for differences between your home and these 'comps' to arrive at an accurate value.

What is a date of death appraisal?

A date of death appraisal establishes the fair market value of a property as of the date the owner passed away, essential for estate taxes and establishing stepped-up basis for heirs.

Why do I need an appraisal for an estate?

They are required for tax returns, help ensure fair distribution among heirs, provide documentation for probate court, and protect executors from liability.

How soon after death should I order an estate appraisal?

It is best to order it sooner to accurately assess condition, though it can be conducted months or even years later using retrospective data.

What if the property condition has changed since the date of death?

The appraiser will use photos, family descriptions, and public records to determine the property's condition specifically on the date of death.

How does a divorce appraisal work?

It provides an independent, unbiased valuation of the marital home so assets can be divided equitably in mediation or court proceedings.

Who orders and pays for the divorce appraisal?

Ideally, it is ordered jointly and the cost is split. Arrangements vary, but the appraiser remains neutral regardless of who pays.

What if we disagree about the appraised value?

Parties can discuss concerns with the appraiser, obtain a second appraisal for comparison, or have a court order an additional independent valuation.

Can the appraisal be used in court?

Yes, appraisals from licensed appraisers that comply with USPAP standards are regularly used as evidence in divorce proceedings.

How much does an appraisal cost?

A typical single-family residential appraisal in the Portland area ranges from $400 to $700, though larger or complex properties may cost more.

Payment is typically due at the time of inspection or shortly before report delivery. Flexible arrangements can be made for estate and divorce cases.

Is the fee negotiable or refundable?

Fees are generally non-negotiable as they are based on the work required. They are typically non-refundable once the appraisal work has begun.

What will the appraisal report include?

It includes a property description, photos, site map, value determination, comparable sales analysis, market trends, and appraiser credentials (usually 20-40+ pages).

How long is the appraisal valid?

It is generally considered reliable for 3-6 months, though it specifically reflects the value as of the 'effective date' stated in the report.

Can I share the appraisal report with others?

As the client, you can share it with attorneys, heirs, or the IRS, but it should not be publicly posted online without consulting the appraiser.

What if I disagree with the appraised value?

Contact the appraiser to discuss concerns. If valid new data is provided, it can be addressed. You also have the right to seek a second opinion.

Do you only appraise properties in Portland?

Primary service areas include Multnomah, Clackamas, and Washington counties in the greater Portland metro area.

How does Portland's unique housing market affect appraisals?

Factors like urban growth boundaries, neighborhood walkability, transit access, and historic preservation all impact local property values.

What are your qualifications?

I am a state-licensed/certified residential appraiser adhering to USPAP standards with extensive experience and annual continuing education.

Are you independent and unbiased?

Yes. Appraisers are legally required to be impartial. Fees are never contingent on the property value conclusion.

What standards do you follow?

I follow the Uniform Standards of Professional Appraisal Practice (USPAP), which ensures appraisals are credible, reliable, and ethical.

REAL ESTATE APPRAISALS IN THE PORTLAND METRO AREA

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Don’t leave your real estate to uncertainty

It can be stressful when you need a credible property appraisal, but finding someone you trust feels impossible.

Don’t settle for:

Unreliable appraisals from non-qualified appraisers that can leave you with mispriced assets, or costly mistakes.
Inexperienced appraisers that lack the local market knowledge and nuance critical to your specific situation.
Poor communication that leaves you confused at a time when you need clear guidance.

Gain Confidence with a Trusted Expert

At Scientific Valuation, we believe getting a real estate appraisal should be the least stressful part what you’re going through, whatever the situation. That’s why we offer professional valuations backed by deep local market knowledge, precise data analysis, and a commitment to making the process as transparent as possible.

Benefits of Working with us:

Fast turn around times—2 weeks or less.
High quality appraisals backed by real market data.
Clear, and excellent communication throughout the process.
Competitively priced services.

Clay Edwards, Founder of Scientific Valuation

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Your Path to Property Clarity

Consultation & Quote

We’ll start with a conversation to understand your specific situation, answer your initial questions, and provide a quote tailored just for you.

Inspection & Analysis

1. Our market experts will visit your property, including a home measurement with interior and exterior photos.

2. Back at the office we will write a detailed appraisal report complete with comparable sales, market analysis, site value, highest and best use analysis, and opinion of defined value.

Report & Review

You’ll receive your digital appraisal report, in PDF format. We’ll walk you through the report findings via a phone call and answer any questions you have.

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A Market Expert When You Need It The Most

Life throws challenging moments our way—settling an estate, working through a divorce, buying a new home, or facing a tax bill. During these times, you deserve more than just numbers on a page. Our team is here to provide not only expert valuations, but also the guidance from a trusted advisor and real estate expert, so you can take your next steps with confidence.

Areas of Expertise

Estate Planning

Divorce Settlement

Property Tax
Appeals

Pre-Listing

Hard Money Lending

Litigation

Other Services

Market Value / Fair Market Value
PMI Insurance Removal
Highest and Best Use Consulting
FSBO Listing
Property Repair
Construction Decisions / Defects

Foreclosure/REO
Employee Relocation
FHA/USDA Appraisals and Consultations
Manufactured Home Appraisals on Land
Retrospective / Date of Death Appraisals
Intrafamily Transfers

Frequently Asked Questions

What is a home appraisal?

A home appraisal is an unbiased professional opinion of a property’s market value. As a licensed appraiser, I conduct a thorough inspection of your property and analyze recent sales of comparable homes in your area, current market trends, and the condition and features of your home. The result is a detailed report that provides an objective estimate of what your property would sell for in the current market.

Why would I need an appraisal?

There are many reasons homeowners need appraisals. Common situations include estate settlements (determining value as of a date of death), divorce proceedings (establishing fair market value for property division), tax appeals, removing PMI, pre-listing evaluations, estate planning, trust transfers, and settling disputes between parties. Each situation requires an accurate, defensible valuation from a qualified professional.

What's the difference between an appraisal and a home inspection?

While both involve examining a property, they serve very different purposes. A home inspection is a detailed examination of the physical condition and systems of a home, identifying defects and needed repairs. An appraisal determines the market value of the property. Inspectors focus on what’s broken or needs attention, while appraisers focus on what the property is worth in the current market based on its condition, location, and comparable sales.

How is an appraisal different from a CMA or Zillow estimate?

A Comparative Market Analysis (CMA) from a real estate agent and online estimates like Zillow are helpful tools, but they’re not appraisals. CMAs are typically prepared to help price a home for sale and may not include an interior inspection. Online estimates use algorithms and public data without seeing your home’s actual condition, upgrades, or unique features. An appraisal is performed by a licensed professional who physically inspects your property, applies recognized valuation methods, and produces a detailed report that meets industry standards. Appraisals are widely accepted by courts, the IRS, and other official entities.

What happens during the appraisal inspection?

During the inspection, I’ll visit your property to examine both the interior and exterior. I’ll measure the home, take photographs, note the condition and quality of construction, document any upgrades or improvements, and observe the overall appeal and functionality of the property. I’ll also evaluate the lot, landscaping, and any outbuildings or additional features. The inspection typically takes 30-60 minutes depending on the size and complexity of the property. You or a representative should be present to provide access to all areas of the home.

How long does the appraisal process take?

The timeline varies based on several factors. The physical inspection usually takes 30-60 minutes. After the inspection, I need time to research comparable sales, analyze the market, and prepare the detailed report. In most cases, you can expect to receive your completed appraisal report within 3-7 business days after the inspection. Complex properties, unique homes, or situations requiring specific effective dates (like estate appraisals) may take slightly longer. Rush services may be available for an additional fee if you have urgent timing needs.

Do you provide local real estate market reports?

Yes. Scientific Valuation publishes local real estate market reports to help property owners, buyers, attorneys, and other professionals better understand current home values and market activity throughout the Portland Metro area. Our reports cover communities such as NE Portland, North Portland (2025), West Linn, Lake Oswego, Canby, Molalla, and other surrounding areas. Visit our Real Estate Market Reports section to explore recent local market data and valuation trends.