When you need one
- One spouse is keeping the house and buying out the other
- You're deciding whether to sell or keep it
- You're heading into mediation and need a starting point both sides can accept
- The case is contested and the value of the home is in dispute
- The other side has an appraisal or a number you don't trust
Which date the value is for
Most divorce appraisals value the home as of today, close to when the case will be decided. If the case drags on, your attorney may ask for the value to be updated before the final hearing.
Some cases also need a value as of an earlier date, such as the date of marriage when one spouse owned the home beforehand. Which dates your case needs is your attorney's call. I can appraise as of any date, current or past.
One appraiser or two
A jointly engaged appraiser is hired by both spouses, often through their attorneys. It usually costs less, takes less time, and leaves less to argue about, because there's one number from a neutral source.
Separate appraisers make sense when trust has broken down or the stakes are high. Each side gets its own report, and the differences get worked out in negotiation or in court.
If the other side already has an appraisal, I can also do an appraisal review: a separate assignment that examines that report's comparable sales, adjustments, and reasoning, and gives a written opinion on whether its conclusion is supported.
What makes a divorce appraisal hold up
- Impartiality. Appraisal standards (USPAP) require an independent, unbiased opinion. I don't advocate for whoever pays the fee, and that's exactly what makes the number useful in negotiation and credible in court.
- Documented reasoning. Every comparable sale and adjustment is explained, so the report can stand up to questions from opposing counsel.
- Testimony if needed. I'm available for deposition and court testimony if the case gets that far.
The practical side
- Access. I need to get inside the home. If one spouse is living there, the attorneys can usually arrange a time. Tell me about the situation up front.
- Confidentiality. Your report is shared only with the people you authorize.
- What I'll need: the property address, who the report is for, any valuation dates your attorney has asked for, and notes on any major repairs or changes to the home.
What it costs and how long it takes
Most appraisals fall between $500 and $2,000, quoted as a flat fee before any work starts. A single current-value appraisal is at the lower end; additional dates and litigation-ready reports cost more. Deposition and court time are quoted separately.
Most reports are delivered within 5–7 business days of the inspection.