Hello are you an appraiser, I want The Highest Price Market Value Analysis and I'll pay for it too. Imagine some people really think we can make up the number "immediately" and give the customer the highest possible value or better yet name that value! Sure can't you just do it like personal valuable collectors and jewelry appraisers. We even here of real estate appraisers out there that ask for a the target which is really scary like we have a bow and arrow or dart board! This is not only wrong and unethical but illegal and to do such a thing is a fraud and is a direct violation of USPAP.

The scope of the appraisal encompasses the necessary research and analysis for us to prepare a report in accordance with the intended use. The Uniform Standards of Professional Appraisal Practice (USPAP) of the Appraisal Foundation has specific instructions for professionally licensed commercial or residential certified appraisers involving some of the following steps:

THE APPRAISAL PROCESS - The appraisal process is a systematic set of procedures employed to provide the answer to the question regarding a property's value. It is accomplished by following specific steps, depending on the nature of the appraisal assignment and the data available. The first step is to define the appraisal problem which involves the identification of the real estate, the effective date of the value estimate, the property rights being appraised, the use of the appraisal, the definition of value and any other limiting conditions. Once the appraisal problem has been identified the process involves the following steps:

1. perform market research and data analysis,

2. establish the highest and best use of the property as vacant and improved, if applicable,

3. apply appraisal techniques utilizing the data and analysis, and,

4. integrate the results into an estimate of the defined value.

Generally, the appraisal techniques are the specific procedures through which the three approaches are used to derive separate indications of real property value. One or more of the following procedures may be used depending on their applicability to a particular appraisal assignment. The approaches utilized are then reconciled to a single value estimate of the defined value. The three approaches to value and their reconciliation are discussed below.

Cost Approach: In the cost approach, the land is valued by the sales comparison approach based on highest and best use as vacant conclusions. The reproduction or replacement cost of the improvements is estimated on the basis of current prices for the component parts of the building. Accrued depreciation from all causes is estimated for the subject improvements and deducted from the cost new. The result is then added to the land value as concluded, to arrive at a final value estimate via the approach. This approach is considered a more reliable value indicator when the improvements exhibit minimal accrued depreciation.

Sales Comparison Approach: The sales comparison approach utilizes market data by comparing the subject property with similar properties which have been recently transacted in the marketplace. It is applicable in the valuation of the land component individually and improved properties. The approach is most useful when a sufficient amount of transactions are present in the market and when information pertaining to those transactions is available.

Within the approach, the data is adjusted for dissimilarities to the subject, and the adjustments are based on the behavior of the market as suggested by the data. The adjusted value indicators of comparable properties tends to indicate a range in which the property being appraised will fall. The comparable data is also useful in extracting other information applied in the other approaches to value such as gross income multipliers and income rates. After analyzing and adjusting the comparable data, the unit indicators of value are reconciled to a value estimate via this approach.

Income Capitalization Approach: The basis of the income capitalization approach is the assumption that there is a definite relationship between the amount of income a property will earn and its value. In the approach, the present value of the future benefits of property ownership is measured.

The data that an appraiser investigates for this approach might include gross income expectancy, vacancy and collection losses, anticipated annual operating expenses, and the anticipated resale value. After income and expenses are estimated, the income streams are converted to a present value through capitalization or discounting. The rates and factors utilized in the approach are derived from acceptable rates of return for similar properties in the market. Of course, the approach is applicable to the appraisal of income producing properties when an adequate supply of market data is available.

Reconciliation: The final step in the appraisal process is to reconcile the various indicators into a single estimated value for the property being appraised. The reconciliation is dependant on the appraisal problem, the approaches utilized, and the reliability of the value indications derived. The appraiser considers the relative applicability of each of the approaches utilized, examines the range between the value indications, and places major emphasis on the approach that appears to produce the most reliable solution to the specific appraisal problem.

I you require an appraisal please call us or email us at commercial_appraiser@appraisal-values.com We will be pleased to help you in any legal way possible.

FREE CONSULTATION "Friendly Service" Call Us: 201.370.1193 or email us  need_appraisal_quote@appraisal-values.com

We have performed hundreds of real estate valuation tax appeal appraisals for the in Bergen County Board of Taxation, Passaic County Board of Taxation, Hudson County Board of Taxation, Morris County Board of Taxation. Our appraisals now assist taxpayers in properly preparing for a tax appeal hearing and/or NJ State Tax Court. We have performed ad valorem real estate tax appraisals since 1990 for various governmental bodies including Tax Assessors, County Boards of Taxation and NJ State Division of Taxation and State Tax Court. .Appraisal-Values.com recognizes the appeal process is made so ambiguous that tax payers become overwhelmed. We have developed a service that aids the property owner. It is essential taxpayers understand they must prove their assessment is unreasonable compared to a market value standard and that's where we are your valuable tax savings service. Your current assessment is by law assumed to be correct. You must overcome this presumption of correctness to result in an assessment change and Appraisal-Values.com provides that service.

You can count on us for your accurate tax assessment. We are your tax appraisal specialists ready to handle the value as your expert in your tax appeal tax court case. Call us at 201.370.1193 or email use at: need_appraisal@appraisal-values.com We will be pleased to help you.  

The law is clear, in NJ appraisers must be a licensed appraiser to practice appraising.  Your Realtor is not permitted to prepare an appraisal. Sorry the law say no real estate agents!  The State of New Jersey forbids real estate sales licensees (Real estate agents) from appraising real estate in NJ.  Our appraisals are performed by qualified licensed and certified residential and/or commercial appraisers in northern New Jersey.  Our professional appraisal services are not discounted by the courts but welcomed as informative professional opinions for real estate litigation.  

Our offices are located in north Jersey and service only Bergen County, NJ, Passaic County, NJ, Morris County, NJ, Essex County, NJ Hudson County, NJ. This is it. We couldn't possibly estimate market value all over the entire State of New Jersey like some others appraisers we know. That's why we are the leading provider of forward looking real estate valuations, evaluations, valuations and revaluation and added assessments for the public, municipalities and attorneys. Call us at 201.370.1193 or email use at: need_appraisal@appraisal-values.com We have full time experience in the real estate valuation business since 1990.