THE SHORT VERSION
A residential home appraisal is an independent, USPAP-compliant opinion of what a home is worth, prepared by a state certified appraiser rather than a computer model.
Definition
Property Types
where the unit, the complex, the association, and the governing documents all enter the analysis.
on owned land, including homes many appraisers decline to take.
where the land, outbuildings, wells, and septic systems each carry value of their own.
properties without a close neighborhood match anywhere nearby.
If your home is a normal house in a normal neighborhood, it is exactly the kind of property this practice appraises every week. If it is unusual, it is the kind other appraisers send here.
Property types appraised across Oregon and Washington
Purposes
Homeowners order appraisals when a decision depends on knowing what the property is truly worth. The purpose of the assignment shapes how the appraisal is developed, so each situation below has its own page with the detail that applies to it.
An independent value before the list price is chosen, with no commission interest attached.
A value fixed to the date of passing, prepared for the professionals who file with it.
An independent, disinterested valuation for the estate’s record under Oregon law.
One impartial number both parties and their attorneys can work from.
Independent values supporting trust administration, distributions, and sales.
Documented current value supporting a request to drop private mortgage insurance.
Not sure which one fits your situation? One short conversation sorts it out, and there is no cost to asking.
The Appraiser
A certified appraiser is accountable to a public standard, and that accountability is what makes the value usable. State certification requires documented education, supervised experience, and examination, and it carries an ongoing obligation to remain independent and impartial on every assignment.
From a Recent Assignment
The same standard on every assignment
INDEPENDENT VALUE
Who It Serves
who need an independent value before selling, refinancing, planning, or settling a family matter.
who want a third-party value behind a difficult pricing conversation or an unusual property.
who need a value that holds up when it is examined on a record.
who require an independent opinion of value to support a decision.
Scope
Appraisal Services of Oregon appraises residential real property, and the practice declines assignments outside that scope. Residential real property means the land and the permanent structures on it: houses, condominiums, townhomes, manufactured homes on owned land, homes on acreage, and small residential income properties of two to four units. The assignments listed below are outside the practice, and we refer each one to a qualified specialist when asked:
An independent residential appraisal from this practice answers one question: what a home and its land are worth on a stated date, for a stated purpose.
Appraisal type review
The purpose of the assignment, confirmed before the inspection begins
How It Works
Call 503-757-7100 or send a request with the property details and the reason you need the value. The purpose shapes the assignment, so it is worth a minute of conversation.
The Fee
One brief conversation settles the scope and produces an accurate quote.
Coverage
FAQ
No, a residential appraiser and the county assessor serve different purposes. The county assessor sets the assessed value used to calculate property tax, through mass appraisal across thousands of properties. A State Certified Residential Appraiser inspects one property and develops an independent opinion of market value for a specific purpose, such as a sale, an estate, or a divorce. Appraisal Services of Oregon does not set tax assessments, and a market value appraisal is often different from the assessed value on the tax statement.
No, Appraisal Services of Oregon appraises residential real property only. Commercial buildings, land held for commercial use, and multifamily properties of five or more units require a State Certified General Appraiser, and we refer those requests on request.
An adult must provide access, and the owner does not have to stay for the whole inspection. The appraiser needs entry to every room, the garage, and any outbuildings. Questions about the home’s history and improvements are easiest to answer in person.
Clear access to every room and have records of improvements ready. Permits, receipts for major work, and a list of upgrades with dates help the analysis. Cleaning and staging do not change the appraised value.
Yes, the appraiser measures the exterior to calculate gross living area. Finished basements, additions, and outbuildings are measured separately. Public record square footage is checked against the measurement rather than copied.
An appraisal develops an opinion of value; a home inspection evaluates the condition of systems and structure. The appraiser notes condition as it affects value and does not test systems. A buyer often orders both for different reasons.
No, assessed value and market value are different numbers produced by different methods. The county assessor uses mass appraisal for tax purposes, and Oregon assessed values are capped under Measure 50. An appraisal reflects what the market supports on the effective date.
Any homeowner can order an appraisal directly from Appraisal Services of Oregon. Lender appraisals for a mortgage are ordered by the lender under federal rules. Every other purpose, from pricing a sale to settling an estate, is ordered by the owner, the attorney, or the fiduciary.
Yes, condominiums and townhomes are everyday assignments for the practice. The unit, the complex, the association, and the governing documents all enter the analysis. Comparable sales come from the same or competing complexes.
Yes, manufactured homes on owned land are appraised regularly, including homes other appraisers decline. The analysis considers the home, the land, the foundation, and whether the home is titled as real property. Manufactured homes on leased land are reviewed individually.
Comparable sales from the past six months carry the most weight, and older sales are used with market-condition adjustments when recent sales are scarce. Rural and unusual properties often require a wider search in time and distance. The report explains every selection.
Unpermitted work is still part of the property, and the appraisal addresses it rather than ignoring it. The report notes the work, considers how the market responds to it, and states any assumptions. Permits are not required for the appraisal to proceed.
An appraisal is prepared for the intended use and intended users named in the report, and other uses require a new engagement. One inspection often supports two reports, such as a current value and a date-of-death value. The purpose is confirmed before the assignment begins.
Yes, new construction is appraised from plans and specifications before completion, or as completed. The report states whether the value is as-is or subject to completion. Builder contracts and plans are reviewed as part of the assignment.
The practice covers the Portland Metro, the Willamette Valley from Salem through Eugene-Springfield, the Oregon Coast, the Columbia River Gorge, and Southwest Washington, with select assignments beyond. Travel is one of the six factors in the fee. One short call confirms whether a property is within range.
