Single Family Homes Appraisals
Detached residential appraisal for lending, divorce, estate, pre-listing, and tax appeal.
Real estate appraisal is a state-licensed activity. NextPhase holds Arizona certification, so real property assignments are limited to Arizona. If you need real property valued in another state, call anyway — we will point you to a qualified appraiser there.
What drives the number
The bulk of residential appraisal is single family, and the bulk of residential appraisal error is adjustment support. Adjustments have to be derived from the market and demonstrated in the report, not asserted. That is the subject of a book NextPhase's principal wrote, and it is the difference between a report that survives review and one that gets kicked back.
Commonly appraised
- Conventional lending assignments
- FHA and VA appraisals
- Divorce and equitable distribution
- Estate and date-of-death
- Pre-listing and pre-purchase
- PMI removal and tax appeal
What we'll need from you
- Property address and access arrangements
- Bedroom, bathroom, and square footage detail
- Any renovations, additions, or permits within the last ten years
- Occupancy status — owner, tenant, or vacant
- The effective date of value you need
- Who will receive and rely on the report
FHA and VA assignments carry additional requirements and are handled under those programs — FHA/HUD approved since 2006, VA panel appraiser.
| Scope | Typical fee |
|---|---|
| Standard single family | $450 – $750 |
| Complex / rural / acreage | $750 – $1,200 |
| Multi-family 2–4 unit | $900 – $1,500 |
| Litigation & expert witness | $1,500 – $2,500+ |
Related residential assets
Common questions
Do you appraise real estate outside Arizona?
No. Real estate appraisal is a state-licensed activity and NextPhase holds Arizona certification. Personal property and business valuation carry no such restriction and are handled nationwide and internationally. If you need real property valued in another state, call anyway — we will point you to someone qualified there.
How is this different from a Zestimate or a realtor's CMA?
An automated estimate is a statistical guess with no inspection and no liability behind it. A CMA is a marketing opinion from someone holding a commission. An appraisal is an independent USPAP-compliant opinion from a licensed professional who inspected the property and can defend the conclusion under cross-examination.
Can you appraise as of a date in the past?
Yes. Retrospective appraisals are routine for estate and date-of-death work, divorce with a stipulated valuation date, insurance losses, and tax matters.
Do you handle manufactured and mobile homes?
Yes, including chattel and FEMA-related assignments — work many residential appraisers decline. FHA/HUD approved since 2006.
Ready for a number you can defend?
Tell us what you have and what it's for. You get a fixed written quote — never an hourly meter, never a sales call.
What the work actually looks like
Real assignments, client details removed — what each engagement actually turned on, rather than how it felt.
A house, a workshop of machine tools, a forty-year firearms collection and a stake in the family company — four disciplines that three appraisers had only partly covered. One engagement, one effective date, one set of assumptions.
A donation the regulations would have aggregated past the appraisal threshold, which the donor had assessed item by item. One qualified appraisal covering the group, itemized, signed inside the window the regulations allow.
An opposing report whose number was not obviously wrong — which is what made it dangerous. It failed on its own certification, and was answered section by section with an independent valuation to the correct definition of value.