Homes can often be inaccurately represented in public records. We have encountered numerous instances where homes with basements are not recorded at all, and conditions such as added rooms may not be documented. Additionally, we have seen situations where full basements are recorded, but they are only partial in reality. These discrepancies can significantly impact the effective marketing of a home and its tax valuation. A simple, yet thorough, proper measurement and sketch can make all the difference. We adhere to ANSI standards, which are widely regarded as the gold standard of measurements, ensuring accuracy to the nearest tenth of an inch.

Key Benefits of Proper Measurements:

✔ Correct Listing Details – Ensures square footage, room counts, and basement space are accurately represented, preventing buyer disputes or post-inspection renegotiations.

✔ Fair Tax Assessments – Inaccurate records can lead to over- or under-taxation, impacting homeowners financially.

✔ Buyer Confidence – Buyers rely on listing details; discrepancies can erode trust and even derail transactions.

✔ ANS Compliance – Following ANSI standards guarantees consistency, as measurements are precise (to the nearest tenth of an inch) and recognized industry-wide.

Desktop Appraisals are a fast, cost-effective alternative to full appraisals—using a combination of public records, MLS data, and homeowner insights to determine an accurate opinion of value.

Key Advantages of Your Desktop Appraisal Reports:

✔ Speed & Efficiency – Faster than traditional appraisals (ideal for quick decisions).
✔ Cost-Effective – More affordable than full appraisals, great for pre-listing estimates, estate settlements, or retrospective valuations (date of death, divorce, tax purposes).
✔ Data-Driven Accuracy – Leverages public records, recent comps, and homeowner input for a well-supported valuation.
✔ Flexible Use Cases – Works for probate, refinancing prep, divorce settlements, and portfolio analysis.

When Are Desktop Appraisals Most Useful?

• Sellers – Getting a realistic pre-listing price before committing to an agent.

• Estate Executors – Establishing fair market value for inherited property.

• Investors & Attorneys – Needing retrospective valuations (past dates).

• Lenders & Portfolio Managers – Quick valuations for risk assessment.

Drive-by (Exterior-Only) Appraisals add a critical visual verification layer to desktop valuations, enhancing accuracy while still being faster and more cost-effective than full interior appraisals.

Key Benefits of Drive-by Appraisals:

Exterior Verification – Confirms:

• Condition (roof, siding, landscaping, visible wear)

• Location Factors (noise, traffic, views, terrain slope)

• Property Type & Style (avoiding misclassification errors in public records)

• Obvious Upgrades/Deterioration (new exterior finishes, deferred maintenance)

✔ Hybrid Efficiency – Faster than full appraisals but more reliable than pure desktop reports (reduces reliance on outdated/incorrect records).
✔ Risk Mitigation – Catches red flags (e.g., unpermitted structures, severe exterior damage) that could skew value.
✔ Ideal for Refinancing, PMI Removal, or Probate – When interior inspection isn’t required but lenders/estates need more than a desktop review.

Full Appraisal Reports are the gold standard for accuracy, providing the most detailed and defensible valuation because they include an interior inspection, precise measurements, and verified condition assessments.

Why Full Appraisals Are Critical for Certain Transactions:

✔ Mortgage Lending – Required by most lenders for home purchases and refinances.
✔ High-Value or Unique Properties – Custom homes, luxury estates, or properties with complex features need in-person evaluation.
✔ Dispute Resolution – Divorce settlements, IRS audits, or insurance claims often demand appraisal-grade documentation.
✔ Pre-Listing Precision – Sellers who want absolute confidence in their home’s market value before listing.

What Sets Full Appraisals Apart?

• On-Site Measurements – The appraiser physically measures the home (often following ANSI standards), eliminating public record errors.

• Interior Condition Review – Notes upgrades (e.g., kitchen remodels, flooring), deferred maintenance, and functional obsolescence.

• Photo Documentation – Captures room-by-room details, ensuring comps align with the home’s true state.

• Highest Credibility – The only appraisal type universally accepted by banks, courts, and government agencies.

A Verbal Opinion of Value (VOV) is a quick, non-binding estimate of a property’s worth, delivered verbally without a formal written report. It’s a flexible, cost-effective tool for clients who need general guidance—not a certified appraisal.

When is a Verbal Opinion of Value Useful?

✔ Pre-Listing Strategy – Homeowners exploring sale options before committing to an agent or full appraisal.
✔ Probate/Estate Planning – Executors needing a ballpark figure for initial decision-making.
✔ Divorce/Mediation – Couples seeking a neutral estimate before formal valuations.
✔ Investor Quick Checks – Evaluating potential deals without upfront appraisal costs.

Key Features:

• Fast & Informal – No lengthy report; delivered in a call or meeting.

• Cost-Effective – Priced lower than desktop/drive-by/full appraisals.

• Data-Backed – Uses comparable sales, market trends, and your expertise.

• Non-Credible – Not accepted by lenders, courts, or IRS—strictly for internal use.

Contact us to discuss your needs in detail and find out what the best option is.

Serving the larger Denver/Boulder Areas

303-653-8385

merchappraisals@gmail.com