Helpful to Know
Common questions, key terms, the clients we serve, and the professional standards behind every report we produce.
Frequently Asked Questions
An appraisal is an independent, professional opinion of a property’s market value at a specific point in time, prepared by a state-certified appraiser. An assessment is the value a county assigns to a property for the purpose of calculating property taxes. The two are determined differently and often differ.
Timing depends on the property type and complexity. A straightforward residential appraisal is typically completed within a few days of the inspection, while commercial, agricultural, and water rights assignments can take longer due to the additional research and analysis involved. We will give you an estimated timeline up front.
We are based in Provo and cover the state of Utah as well as northern Arizona, northern New Mexico, western Colorado, and eastern Nevada.
We work with private clients as well as municipalities, state and federal agencies, law firms, and private estates. Whether you are a homeowner, buyer, attorney, lender, or government office, we can help.
Generally we need the property address or legal description, the purpose of the appraisal (sale, purchase, estate, tax appeal, litigation, etc.), and any relevant documents you may have. We will let you know if anything else is needed for your specific assignment.
Yes. Our reports are prepared in compliance with the Uniform Standards of Professional Appraisal Practice (USPAP), and, when applicable, the Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA, the “Yellow Book”). See Appraisal Standards below for details.
Definitions
A quick reference for terms you may come across, particularly with agricultural and water rights appraisals.
The most probable price a property should bring in a competitive and open market under all conditions requisite to a fair sale, with the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus.
A measure of the rate of water flow — the volume of water (in cubic feet) passing a given point each second. It is commonly used to describe the capacity of a water right tied to flowing surface water.
The volume of water needed to cover one acre of land to a depth of one foot — about 325,851 gallons. Acre-feet are commonly used to quantify stored or annual water volumes.
Ownership interests in a water or irrigation company that entitle the holder to a proportionate amount of the water the company controls. Shares are bought and sold and can carry significant value.
Surface water comes from rivers, streams, lakes, and reservoirs, while underground (ground) water is drawn from wells and aquifers. The source affects how a water right is administered and valued.
An appraisal that estimates a property’s value as of a date in the past — often used for estate settlement, date-of-death valuations, and litigation.
The reasonably probable and legal use of vacant land or an improved property that is physically possible, appropriately supported, financially feasible, and that results in the highest value.
Client List
We are proud to provide appraisal services for a wide range of clients across the public and private sectors.
- Federal Agencies
- State Agencies
- County Departments
- City Offices
- Law Firms
- Lending Institutions
- Private Estates
The Standards We Follow
USPAP
The appraiser has performed appraisal and appraisal review services in compliance with the Uniform Standards of Professional Appraisal Practice (USPAP) as promulgated by the Appraisal Standards Board of The Appraisal Foundation. The appraiser maintains current certification and continuing education as required by the State of Utah.
UASFLA (Yellow Book)
When applicable, the appraiser has performed appraisal and appraisal review assignments in accordance with the Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA). Where the requirements of UASFLA differ from or exceed those of USPAP, UASFLA standards apply and take precedence. The appraiser meets the education, experience, and competency requirements necessary to perform appraisals for federal land acquisition purposes.
Still Have Questions?
We're happy to talk through your situation and explain how the process works.
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