There’s a lot riding on one number: the appraised value of your property. Whether it’s being used to divide assets in a divorce, settle an estate, support a loan application, or serve as evidence in court, the valuation needs to be accurate, unbiased, and legally defensible. And yet, many people hire a real estate appraiser without asking the right questions—sometimes based solely on price or availability. That mistake can cost thousands, jeopardize legal outcomes, or even unravel entire transactions.
In 2025, appraisal disputes have spiked across the country due to low inventory and inconsistent comparable data. A National Association of Realtors report found that nearly 18% of transactions in the past year had been delayed or derailed due to issues with appraisals. That makes one thing clear: choosing the right real estate appraiser isn’t just important. It’s essential.
What Does a Real Estate Appraiser Do—and Why It Matters
At the core, a real estate appraiser provides an objective, third-party opinion of a property’s current market value. This isn’t guesswork. It’s a rigorous, multi-step process involving site visits, comparable sales analysis, and strict adherence to professional standards like the Uniform Standards of Professional Appraisal Practice (USPAP).
While real estate agents represent clients and home inspectors assess physical condition, appraisers evaluate one thing: value. They don’t advocate for buyers or sellers. They don’t handle negotiations. Their job is to determine what the property is worth, as supported by facts and analysis.
Take, for example, a recent case handled by GAR Appraisal involving a tax appeal for a multi-unit residential property in New York. The initial assessment overvalued the building by more than $400,000. GAR’s court-ready report, based on local data and direct inspections, led to a successful appeal that saved the client over $8,000 in annual taxes.
This level of scrutiny matters most when legal, financial, or tax decisions are on the line. The appraisal becomes evidence, and the appraiser’s work must hold up under examination—whether by a judge, an IRS auditor, or an opposing attorney.
| Role | Focus | Key Responsibility | Who They Serve |
| Real Estate Appraiser | Market value | Property valuation, site inspection, data analysis | Lenders, courts, attorneys, buyers |
| Real Estate Agent | Transactions | Client advocacy, marketing, negotiation | Buyers, sellers |
| Home Inspector | Physical condition | Inspection of systems and structure | Buyers, sellers |
| Tax Assessor | Taxable value | Mass valuations for taxation | Local governments |
Red Flags to Avoid When Hiring a Real Estate Appraiser
Too many appraisals fall short because the wrong person was hired. Inexperienced appraisers or those unfamiliar with the local market often rely on poor comps or miss key property details. That leads to flawed valuations and, worse, major financial consequences.
One attorney in Charlotte recently shared how a low-cost appraiser valued a commercial property at less than $1 million using comps from residential lots—a blatant mismatch. The court dismissed the report entirely.
Here’s what to look out for:
- Low fees that seem too good to be true
- Lack of licensure or credentials
- Vague turnaround times or refusal to provide sample reports
- Willingness to “hit a number” requested by the client
- Little to no experience in legal, tax, or estate matters
According to Working RE, common appraisal errors include unsupported site values, failure to verify public records, and ignoring the sales history. These mistakes can all come back to haunt the client—especially in litigation.
5 Qualities of a Trustworthy Real Estate Appraiser
So how do you know you’re hiring someone qualified? The best appraisers have more than a license. They have a track record, a process, and professional rigor.
- Certification and Licensure: In most states, it is illegal to perform appraisals without proper state certification. This ensures that the appraiser has passed education, training, and experience thresholds.
- Local Market Experience: Appraisals rely on comparable sales—and those are only meaningful when chosen with intimate knowledge of the area. A trustworthy appraiser won’t just know the ZIP code. They’ll know the street.
- Court-Ready Reporting: Legal cases, tax disputes, and estate settlements often hinge on the appraiser’s ability to defend their findings in a legal setting. That means clear language, full documentation, and airtight reasoning.
- Unbiased Valuations: Ethical appraisers do not work to satisfy a client’s price expectations. Their responsibility is to the truth—not the transaction.
- Professionalism and Transparency: They answer questions, explain methodology, provide samples, and clarify scope, timeline, and cost—up front.
GAR Appraisal meets each of these standards. With decades of experience in New York property valuation and legal testimony, GAR’s work stands up in courtrooms and tax hearings across the state.
Why Experience and Objectivity Matter More Than Price
In appraisal, cutting corners costs more than it saves. A low-cost appraisal that doesn’t hold up in court, or gets challenged by a tax authority, can derail entire cases. It can also cost more to fix than it would have to do right the first time.
In 2024, GAR Appraisal was called in to review a prior report in a trust dispute. The original appraiser had been hired solely for their low fee. GAR’s independent report corrected multiple valuation errors, resulting in a rebalanced settlement that prevented a protracted lawsuit.
The lesson: trust is earned through credentials and conduct, not cost.
| Issue | What Happens Without Experience | What Experience Prevents |
| Inaccurate Valuations | Disputes, failed loans, IRS rejection | Solid data, verified methods |
| Court Challenges | Reports dismissed, legal costs rise | Defensible findings, expert testimony |
| Valuation Bias | Discrimination or unfair outcomes | Fair, fact-based reporting |
Choosing a real estate appraiser you can trust isn’t about checking boxes. It’s about protecting your assets, your legal standing, and your peace of mind.
When the numbers matter, the appraiser matters even more. Ask questions. Verify credentials. And choose someone who puts accuracy and integrity above all else.
GAR Appraisal has delivered on that promise since 1961. If you’re ready for a report you can rely on, get in touch with our team today.
