Accurate, Fast, USPAP-Compliant Appraisal Services

An appraisal is a professional opinion of a property’s fair market value. A licensed appraiser analyzes location, condition, recent sales, and market trends to determine what your home would likely sell for today in the open St. Louis market.

A licensed residential appraiser inspects your property—measuring rooms, noting upgrades and condition—and researches similar recent sales. The goal is to provide an unbiased, data-supported valuation that lenders, buyers, and attorneys can trust.

After researching your neighborhood, the appraiser visits your home to measure, photograph, and document its features. Then, they compare it to similar nearby homes that have recently sold to develop an accurate, USPAP-compliant value conclusion.

The appraised value represents the price your home would likely sell for in an open and competitive market when both buyer and seller are informed and acting freely—also called fair market value.

It’s a detailed document showing how the appraiser determined value. It includes property details, comparable sales, market adjustments, photos, and supporting data—all clearly explained for lenders and homeowners.

A home inspection checks the property’s physical condition; an appraisal estimates what it’s worth. Inspectors look for repairs; appraisers analyze market value.

Yes. Nearly every mortgage lender requires an appraisal before closing to confirm the property’s value supports the loan amount. Appraisals are also common for estate, divorce, and tax purposes.

Only a state-licensed or certified appraiser can provide an independent, USPAP-compliant opinion of value accepted by banks, courts, and government agencies. This protects all parties by ensuring accuracy and fairness.

The appraisal fee covers extensive research, inspection, and analysis—not just the site visit. Much of what you pay also goes to third-party administration fees required by lenders. The portion the appraiser receives reflects the time, expertise, and liability involved in producing a credible report.

Most St. Louis home appraisals range from $400 – $600 depending on size, complexity, and location. Larger or unique properties can cost more, while simple desktop or restricted-use reports may cost less.

The on-site inspection usually lasts 30–60 minutes, but the total process—research, analysis, and report writing—takes several hours. Most clients receive their completed report within 48–72 hours of the inspection. We’ll always confirm your fee before scheduling.

Once the report is finished, it’s submitted to the lender or intended client. The underwriter reviews it, verifies compliance, and finalizes the loan or case using the appraised value as the benchmark.

Appraisers measure the exterior walls using laser tools and create a digital sketch following ANSI Z765 standards. From this, they calculate the gross living area (GLA) used in comparing homes.

Projects that improve functionality and appeal—like updating kitchens, bathrooms, roofing, flooring, or adding fresh paint—often bring the highest return. Cosmetic upgrades add appeal but rarely raise value by their full cost. Cost does not equate to value.

After leaving your property, the appraiser performs detailed market research—verifying data, comparing recent sales, analyzing trends, and reconciling adjustments—to produce a clear, defensible report within a few days.

That’s completely normal. The site visit is only a small part of the total work. Most of the appraiser’s time goes into research, analysis, and report preparation, which ensures your valuation is accurate and fully documented.

If you ordered the appraisal directly, yes—you are the client and receive the full report. If your lender ordered it, they must provide you a copy once the loan closes, typically via email.

Appraisers must follow strict federal guidelines. They can discuss factual details about the property but cannot change or negotiate value unless the lender (client) authorizes the communication.

If you are the client, absolutely. If the bank or another entity is the client, we are legally required to send it only to them. You’ll receive it from the lender once your loan is complete.

No. Each appraisal is tied to a specific client and intended use. A report for one lender or case cannot legally be reused for another loan, buyer, or purpose.

No. A Comparative Market Analysis (CMA) is prepared by a real-estate agent to help set a listing price. An appraisal is a formal, regulated valuation completed by a licensed appraiser for lending or legal use.

Yes. Provide helpful documents like recent tax statements, HOA info, lists of upgrades with costs, and records of property sales or transfers. Make sure all rooms and systems are accessible and in good working order.

Most inspections take 30 minutes – 1 hour, depending on property size and complexity. Larger or multi-unit homes may require more time.

Even if you’re refinancing or settling an estate, appraisers must remain objective. We can’t “bump” values—our role is to reflect the current market, not predict or influence it.

Value is determined by recent comparable sales and market conditions, not list prices or emotions. Your home may have unique features buyers value differently than expected.

Only if the client (often the lender) provides written permission. Agents can share factual updates—like new renovations or comps—but appraisers cannot discuss or disclose value conclusions directly.

When scheduling an appraisal, please have the property address, type of property (single-family, condo, multi-family, or land), and purpose of the appraisal ready. We’ll also ask who will provide access to the property and the best time for scheduling. If it’s a purchase, please have a copy of the contract and your agent’s contact information.

Expect questions like:
-What’s the property address and county?
-What is the intended use (purchase, refinance, estate, divorce, etc.)?
-Who should be listed as the client or intended user?
-Who will provide access to the home?
-What’s your preferred inspection date and time?
-Have there been any major updates, renovations, or additions?
-Is the property owner-occupied, tenant-occupied, or vacant?

These details help us confirm the correct scope of work and ensure your report meets all USPAP and lender requirements.

We’ll send a short online form confirming the property details, access instructions, and intended use.

It helps if you can also prepare:
-Your most recent tax statement
–List of upgrades and improvements (with approximate dates and costs)
–HOA details (if applicable)
–Any previous appraisals or property sketches

Having these ready helps us complete the inspection and analysis faster.

We typically schedule inspections within 2–4 business days of receiving your order.
You’ll get a confirmation with the date, time, and appraiser’s name once we finalize the appointment.

We provide:
-Purchase and refinance appraisals
-Divorce and estate valuations
-FHA / VA / conventional appraisals
-Pre-listing and tax appeal reports
-Land and new construction appraisals
-Private, desktop, and restricted-use reports
All of our appraisals follow USPAP and Missouri state standards.

That’s no problem. We appraise rural, high-end, and non-typical properties regularly.
Just mention any unique features (e.g., pool, barn, additional structures, lake access) so we can adjust the quote and time needed for research.

For private clients, payment is due at inspection or before report delivery.
We accept credit card, cash or check.

For lender or AMC orders, payment is usually handled through their system.

If you’re the direct client (homeowner ordering a private appraisal), yes — we’ll email you a PDF copy of your report.
If your lender or AMC ordered it, they must provide you a copy once the loan closes.

To help the process go smoothly:
-Ensure all rooms and systems are accessible
-Unlock outbuildings, basements, and garages
-Secure pets
-Replace light bulbs in dark rooms
-Provide any recent updates or improvements

The cleaner and more organized your home is, the easier it is for the appraiser to document it accurately.

You’re always welcome to ask about the process, but appraisers cannot discuss value outcomes with anyone except the client (often the lender) without written authorization. We can, however, review factual information if something needs clarification.

You can start in three simple ways:
Online: Submit a quote request on our Contact Page.
Phone: Call or text (636) 201-5260 to speak with Jacob Coffman directly.
Email: redoakval@gmail.com with your property address and intended use.
We’ll confirm details, quote your fee, and schedule your inspection — usually within 24 hours.