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Tyler Rosener, Certified General Appraiser, specializes in appraising agricultural, residential, and rural acreage properties. Tyler is certified in Nebraska & Kansas.
Michael Zarybnicky, Nebraska Trainee Appraiser, specializes in appraising agricultural, residential, and rural acreage properties.
We are licensed to appraise agricultural properties in Nebraska & Kansas. Clients include individuals, lenders, USDA Farm Service Agency, and attorneys. Farm appraisals are used to establish value for sale purposes, lending, settling estates, etc. Our coverage area includes 20+ counties in Nebraska and Kansas.
Appraisals are an important part of the home buying process. A real estate appraisal establishes a property's market value – the likely sales price it would bring if offered in an open and competitive real estate market. Lenders require appraisals when buyers use their new homes as security for their mortgages. An appraisal provides the lender with assurance that the property will sell for at least the amount of money it is lending.
Appraisals are detailed reports compiled by licensed appraisers. An appraisal is the only valuation report a lender considers when deciding whether to lend the money. An appraisal is not the same thing as a home inspection. Home inspectors test items such as appliances and outlets, check the plumbing, and confirm that a home's heating and cooling system is working properly. Such information is helpful for the buyer to know before moving in. An appraiser, however, is only concerned with valuating a home.
About Appraisers and Appraisals:
- Appraisers are licensed by a specific state after completing licensing coursework and internship hours.
- The appraiser must be an objective third party, someone who has no financial or other connection to any person involved in the transaction.
- In some cases, the buyer pays for the appraisal at the time of loan application. Other times, the appraisal fee is added to the settlement statement and paid at closing.
Residential Appraisal Report
Appraisals are very detailed reports based on an appraiser's on-site evaluation of a property as well as an evaluation of sales data.
What is taken into consideration?
- Details about the property, along with side-by-side comparisons of similar properties.
- An evaluation of the overall real estate market in the area.
- Statements about issues the appraiser feels are harmful to the property's value, such as poor access to the property, etc.
- Notations about seriously flawed characteristics, such as a crumbling foundation.
- An estimate of the average marketing time for the property.
- The type of area in which the home is located, for example, a development or stand alone acreage.
Residential Appraisal Methods:
There are two common appraisal methods used for residential properties:
Sales comparison approach:
The appraiser estimates a property's market value by comparing it to similar properties that have sold in the area. The properties used are called, "comparables". No two properties are exactly alike, so the appraiser must compare similar properties to the subject property, making adjustments so that their features are in-line with the property they are appraising. The result is a figure that shows the price at which each comparable property would have sold for if it had the same components as the appraised property.
The cost approach is most useful for new properties, where the costs to build are known.
The appraiser estimates how much it would cost to replace the structure if it were destroyed.
What Does the Appraisal Mean to You?
A home buyer's initial mortgage approval is accomplished early on, but final approval usually hinges on a satisfactory appraisal. The lender wants to be sure its investment is covered in case the buyer defaults on the loan. If the property appraises lower than the sales price, the loan might be declined, but that isn't the only hurdle it must pass. Other red flags noted on appraisals include:
- Estimated time on the market is longer than the area average.
- Entry to the property is from a private, shared road. The lender might want to see a road maintenance agreement signed by everyone who uses the road, verifying that maintenance is shared by all parties.
These are just a few examples of appraisal findings that could stall a home purchase
At Homestead Land Company, our goal is to provide complete, credible and accurate appraisal reports in a timely manner that our clients can trust…
Cost of the appraisal is based on the size, type and location of the property, but also any leases, contracts, complexity, etc.
- After a signed engagement, appraiser will start the appraisal process.
- Inspection is scheduled
- Complete comparable sales research, etc.
- Completion of the appraisal report and delivery to client (owner, lender, etc).
- Typical time period from engagement to appraisal delivery ranges from 20-40 days.