Exclusive Services

At Humfleet & Hopkins, we provide a full range of professional real property appraisal services designed to meet the needs of homeowners, lenders, attorneys, investors, and other stakeholders. Whether you’re preparing to sell, securing financing, settling an estate, appealing a tax assessment, or making an investment decision, our valuations are grounded in accuracy, objectivity, and integrity. Our firm is fully equipped to serve everything from single-property appraisals to portfolio, multi-market, and other bulk-property projects and every appraisal is performed with the same commitment to clear communication, credible analysis, and professional standards—because knowing what your property is worth should give you confidence to move forward.

Market Value Appraisals

For individuals or investors who simply want to know what their property is worth in today’s market—whether they’re planning to sell, buy, or just need a clear understanding of their property’s value.

Lending & Financing Appraisals

Appraisals performed for banks, credit unions, mortgage companies, and private lenders to support loan underwriting, refinancing, or construction lending decisions.

Estate & Trust Appraisals

Valuations prepared to assist attorneys, executors, and families with estate settlements, inheritance planning, and trust management—delivered with accuracy and sensitivity.

Tax Assessment & Appeal Appraisals

Independent valuations to help property owners contest or appeal property tax assessments, ensuring fair and equitable taxation based on true market value.

Investment & Consulting Valuations

Strategic valuations and market analysis to help investors, developers, or owners make informed decisions about acquisition, disposition, or repositioning of assets.

Frequently Asked QUestions

What exactly is a real property appraisal?

A real property appraisal is a professional, independent opinion of a property’s value as of a specific date, developed using recognized appraisal methods and market data. It analyzes factors such as the property’s location, physical characteristics, condition, use, income potential, and comparable sales to arrive at a well-supported conclusion of value.

Appraisals are prepared for a stated intended use (such as lending, estate planning, or litigation) and are completed in accordance with professional standards, including the Uniform Standards of Professional Appraisal Practice (USPAP).

Who needs an appraisal?

An appraisal is needed anytime a reliable, independent opinion of property value is required for a financial, legal, or decision-making purpose. Common users of appraisals include banks and lenders for loan underwriting, property owners and buyers for selling, purchases, or refinancing, attorneys and courts for litigation, divorce, or condemnation matters, accountants and estate planners for estate settlement and tax reporting, and investors and business owners for acquisitions, dispositions, and internal planning.

In short, anyone who needs an objective and well-supported value opinion to support an important decision can benefit from a professional appraisal.

What is the difference between an appraiser and a broker or realtor?

A real property appraiser provides an independent, objective opinion of value based on market data, analysis, and professional standards. Appraisers are licensed or certified by the state, must comply with the Uniform Standards of Professional Appraisal Practice (USPAP), and are required to remain impartial with no financial interest in the transaction.

A broker or Realtor, by contrast, represents buyers or sellers in a transaction and is typically compensated based on the sale of the property. While brokers have valuable market knowledge, their role is advocacy and marketing, not independent valuation.

In short, an appraiser’s role is to analyze and report value objectively, while a broker’s role is to facilitate and promote a transaction.

What is the difference between an appraiser and a broker or realtor?

In short, an appraiser’s role is to analyze and report value objectively, while a broker’s role is to facilitate and promote a transaction.

What is the difference between an appraiser and a surveyor?

A real property appraiser provides an independent opinion of a property’s market value based on analysis of market data, property characteristics, and intended use, while a surveyor measures and maps land to establish property boundaries, easements, and legal descriptions. In short, a surveyor determines where a property is and what it includes, and an appraiser determines what it is worth.

Do I hire an appraiser before talking to my bank about getting a loan?

In most cases, you should talk to your bank first before hiring an appraiser. For lending purposes, banks typically require the appraisal to be ordered directly by the lender to meet regulatory and independence requirements from their approved roster of appraisers. Once you speak with your bank, they will advise whether an appraisal is needed and how it should be ordered.

That said, if you are in the early planning stages and want an independent opinion of value for your own decision-making, you may choose to hire an appraiser independently—but that appraisal may not be usable for loan underwriting.

Does an appraiser have to inspect the inside and outside of my property?

In most cases, an appraiser will inspect both the interior and exterior of a property to properly understand its condition, layout, and features. However, the level of inspection depends on the intended use of the appraisal and the client’s requirements. In limited situations, an appraisal may be completed using alternative inspection methods or third-party information, provided this is appropriate, clearly disclosed, and compliant with professional standards.

What can I do to help my appraiser complete my appraisal as efficiently as possible?

You can help your appraiser work efficiently by providing clear and complete information up front. This includes access to the property for inspection, accurate ownership details, copies of surveys or plats (if available), leases or income and expense information for income-producing properties, recent renovations or improvements, and any plans or reports that may be relevant. Prompt communication and timely access to requested documents allow the appraiser to focus on analysis rather than follow-ups, helping keep the process on schedule.

How much does an appraisal cost?

Appraisal fees vary based on the property type, size, complexity, and scope of work required. Because no two properties or assignments are exactly alike, the best way to determine cost is to contact us directly so we can discuss your needs and provide a clear, upfront fee quote.