What is an Appraisal?
A home purchase is the largest, single investment most people will ever make. Whether it's a primary residence, a second vacation home or an investment, the purchase of real property is a complex financial transaction that requires multiple parties to pull it all off.  So who makes sure the value of the property is in line with the amount being paid? There are too many people exposed in the real estate process to let such a transaction proceed without ensuring that the value of the property is commensurate with the amount being paid.  This is where the A.C. Real Estate Appraisal Services, Inc. comes in. We prepare an unbiased estimate of what a buyer might expect to pay - or a seller receives - for a parcel of real estate, where both buyer and seller are informed parties.

The Inspection

Our duty is to inspect each property to determine its true condition, so as to be able to accurately compare it to other properties within its neighborhood. This involves going through each room, rating the overall condition and appeal of the improvements, and noting obvious physical deficiencies which may require the additonal services of trained home inspectors or other professionals.

Cost Approach

The cost approach is the easiest approach to vale to understand. We use information on local building costs to determine how much it would cost to construct a property similar to the one being appraised. This value often sets the upper limit on what a property would sell for. Why would you pay more for an existing property if you could spend less and build a brand new home instead?  

Sales Comparison

We know the neighborhoods in which we work and we understand the value of certain features to the residents of that area. We research recent sales in the vicinity and find properties which are ''comparable'' to the subject being appraised. The sales prices of these properties are used as a basis to begin the sales comparison approach. 

Income Approach

In the case of income producing properties - rental houses for example - the appraiser may use a third approach to valuing the property. In this case, the amount of income the property produces is used to arrive at the current value of those revenues over the foreseeable future. 
 
Reconciliation

Combining information from all approaches, we are then ready to arrive at an estimated market value for the subject property. The bottom line is: we will help you get the most accurate property value, so you can make the most informed real estate decisions.

A.C. Real Estate Appraisal Services, Inc.
William Allen Cooper II, Principal
Florida State Certified Residential Appraiser #RD5357