Frequently Asked Questions

Most residential appraisals in the Las Vegas Valley start at $425 for a standard single-family home. Complex properties — custom homes, equestrian estates, high-rise units, or assignments requiring retrospective valuation — are quoted individually. Contact us for a same-day quote.

The on-site inspection typically takes 30–60 minutes depending on the size and complexity of the property. Most completed reports are delivered within 2–3 business days of the inspection. Litigation and complex assignments may require additional time depending on scope.

We serve the entire Las Vegas Valley and Clark County, including Las Vegas, Henderson, Summerlin, North Las Vegas, Spring Valley, Paradise, Enterprise, Whitney, Sunrise Manor, and Pahrump. For portfolio clients with properties outside this area, we can coordinate with qualified partners across Nevada.

Yes. Dan Byrne holds Nevada Certified Residential Appraiser license #A.0206567-CR. James K. Smith holds Nevada Certified Residential Appraiser license #A.0007696-CR. Both appraisers are court-certified expert witnesses. The firm is FHA-approved and all work is performed in full compliance with USPAP.

Yes. We provide USPAP-compliant, court-ready appraisals for Nevada divorce proceedings that are accepted by Clark County courts, family law attorneys, and mediators. Nevada is a community property state, and our reports are prepared to withstand scrutiny from both sides of a proceeding. Starting at $425.

Yes. Both Dan Byrne and James K. Smith are court-certified expert witnesses. James K. Smith has testified in dozens of Nevada district court hearings over a 30+ year career. We are prepared to provide deposition testimony, write rebuttal reports, and take the stand when your case requires it.

A date-of-death appraisal establishes the fair market value of a property as of the date a property owner passed away — not today's value, but the value on that specific historical date. It is typically required for estate tax filings, IRS Form 706, probate court proceedings, and trust administration. Nevada probate courts and the IRS both require a certified appraisal from a licensed appraiser for this purpose.

A litigation appraisal is prepared to a higher evidentiary standard than a standard residential report. It includes a thoroughly documented methodology, a rigorous comparable sales analysis, and full USPAP compliance including Standards 1 through 3. The report is built to survive cross-examination and must be defensible under oath. We also retain a complete workfile for the full statutory period, available for production on subpoena.

Yes. If you believe your Clark County assessed value is higher than your property's actual market value, a certified independent appraisal is the strongest evidence you can present to the Clark County Board of Equalization. Our reports are prepared specifically to support tax appeal proceedings and clearly document the basis for the indicated value.

A retrospective appraisal establishes the value of a property as of a specific date in the past — not the current date. They are commonly required for estate and date-of-death assignments, divorce proceedings where the relevant date is the date of separation, tax appeals, and litigation involving historical transactions. James K. Smith specializes in retrospective valuations and has completed hundreds of these assignments throughout Clark County.

Yes. Las Vegas Appraisal Co. is FHA-approved for residential lending appraisals. We are experienced with the full range of FHA loan products and deliver reports in full compliance with HUD appraisal guidelines and the Appraiser Independence Requirements (AIR).

Yes. If your Las Vegas home has appreciated in value since you purchased it and your loan balance is at or below 80% of the current market value, a certified appraisal is typically the key step in requesting PMI cancellation from your lender. We provide lender-compliant appraisals specifically for PMI removal requests, starting at $425. Many homeowners recover the cost of the appraisal within the first two months of eliminated PMI payments.

We deliver reports via Mercury Network, AppraisalPort, and direct secure email. We can also integrate with your institution's preferred delivery system on request. All reports are delivered in PDF and XML format.

The appraiser will conduct a full interior and exterior inspection of the property. This includes measuring the gross living area, photographing all rooms and exterior elevations, noting the condition, quality, and any improvements or deficiencies, and reviewing any features that affect value. The inspection typically takes 30–60 minutes. The report is then completed in our office using market data, comparable sales analysis, and our 6-point quality control review before delivery.

For most residential assignments, yes — someone with access to the property needs to be present to allow the appraiser inside. For lender appraisals, the listing agent or a homeowner representative can provide access. For private work (divorce, estate, litigation), we coordinate directly with counsel or the parties involved to arrange access in a way that works for everyone.

If you believe the appraised value is incorrect, you have the right to request a reconsideration of value. To support a reconsideration, you should provide specific comparable sales that you believe were overlooked, factual errors in the report such as incorrect square footage or room count, or documentation of improvements not reflected in the report. We take reconsideration requests seriously and will review any relevant evidence submitted. For lender appraisals, the formal reconsideration process is governed by the Appraiser Independence Requirements.