Appraisal Offerings & Areas of Expertise

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An appraisal is a licensed appraiser’s formal opinion of market value prepared under USPAP standards and used for lending, tax, estate, and legal purposes. A home valuation is an informal estimate prepared by a real estate agent and has no legal or lending authority.

An appraisal is required when a formal, defensible opinion of value is needed for lending, tax, estate, insurance, or legal purposes. A broker price opinion (BPO) is an informal estimate and is not accepted by lenders, courts, or taxing authorities.

A Date‑of‑Death appraisal is a retrospective appraisal that determines the market value of real property as of the date an owner passed away. It is commonly used for probate, estate settlement, and establishing a stepped‑up tax basis.

An appraisal uses a specific effective valuation date, which depends on the intended use. This may be the current date, a past date (such as a date‑of‑death), or a statutory assessment date for tax appeals.

Yes. A buyer can request a pre‑purchase appraisal before making an offer to better understand the property’s market value.

This is most common in:

• Competitive markets
• Off‑market opportunities
• Higher‑value or unique properties

A pre‑purchase appraisal provides an independent opinion of value but does not guarantee acceptance of an offer.

A lender does not require an appraisal for a cash purchase, but buyers may still choose to obtain one.

An independent appraisal can help:

• Confirm market value
• Support negotiation
• Reduce risk in the transaction

To prepare for an appraisal:

• Ensure all areas of the property are accessible
• Secure pets during the inspection
• For multi‑unit or tenant‑occupied properties, provide proper notice to occupants
• Prepare a list of recent improvements, including dates, costs, and permits (if applicable)
• For condominiums, provide HOA contact information

Providing complete and accurate information helps ensure an efficient appraisal process.

No. An appraisal estimates market value, while a home inspection evaluates physical condition. Appraisers observe condition as it affects value but do not perform the detailed systems analysis provided by a licensed home inspector.

Yes. An appraisal may be used to support an appeal of a County of Maui assessed property value if the assessed value exceeds market value.

Appraisals prepared for tax appeal purposes:

• Are developed for the applicable valuation date
• Address market value specifically for assessment review
• May be used by property owners, attorneys, or tax professionals during the appeal process

An appraisal does not guarantee a tax reduction, but it provides an independent, well‑supported opinion of value.

No. An appraisal report prepared for lending, estate, or private use is not automatically provided to the County of Maui or local tax authorities.

Only appraisals voluntarily submitted as part of a property tax appeal are reviewed for assessment purposes.

• If a lender orders the appraisal, the lender owns the report but must provide a copy to the borrower upon request.
• If a homeowner or client directly hires the appraiser, the client owns the report and controls how it may be used and shared.

Ownership and intended use are defined in the engagement agreement.

Most appraisal inspections take approximately 30 minutes. Larger homes, complex properties, or multi‑unit properties may require additional time.

Market value is primarily influenced by overall market conditions, but owners can improve presentation and condition by:

• Maintaining the home in good repair
• Updating kitchens and bathrooms where appropriate
• Improving curb appeal through landscaping and exterior maintenance

An appraiser reflects market reaction to these factors but does not assign value based on cost alone.

Online valuation tools rely on automated data and cannot account for the unique characteristics, condition, or location factors of individual properties.

Only a licensed or certified real estate appraiser can provide a credible, defensible opinion of value suitable for lending, tax, estate, or legal use.

Yes. Appraisals are often used in off‑market or private transactions to establish a neutral, independent opinion of value.

This is common when:

• There is no public listing history
• Parties want a fair value reference
• The transaction involves family, partners, or direct negotiation

Maui County is a unique and complex real estate market, including Maui, Lānaʻi, and Molokaʻi.

A Certified Real Estate Appraiser has:

• Advanced education and experience
• No limits on property value or assignment complexity
• Geographic competency specific to the local market

Local experience helps ensure accuracy, credibility, and proper market interpretation.