What a desktop appraisal is, and when it fits
A full appraisal analysis, minus the site visit.
A desktop appraisal is a complete appraisal analysis prepared without visiting the property. The appraiser builds the property description from public records, listing history, and the owner's or family's photos, then analyzes comparable sales and reaches a reasoned opinion of market value under the same professional standards as any other appraisal.
- Site visit
- None
- Property data
- County records, MLS history, client photos and details
- Analysis
- Comparable sales, market conditions, adjustments, reconciliation
- Standards
- USPAP; signed by a state-certified appraiser
- Best fit
- Single-family homes and condominiums in typical condition
Why it suits estates and family matters
Estate and trust properties are often vacant, full of belongings, or occupied by a relative who would rather not host a stranger. Many assignments also look backward: the value that matters is the one on the date of death, not the condition after a year of cleanup. A desktop report sidesteps the scheduling and focuses on what drives the value, the comparable sales and market conditions for the effective date.
What goes into the analysis
- Public-record facts: lot size, living area, year built, bedrooms and baths, and transfer history
- Prior listing descriptions and photos where they exist
- Photos and notes you supply about condition, updates, and any changes since the effective date
- Comparable sales that closed around the effective date, with adjustments for differences
- Market trend analysis showing whether prices were rising, flat, or falling at the time
Where a desktop report reaches its limits
We do not take 2–4 unit buildings, vacant land, commercial or mixed-use property, or homes under construction. Highly unusual homes, properties with major unpermitted construction, and values headed for contested litigation may be better served by an inspection-based appraisal. If any of these apply, say so in your request and we will tell you plainly whether a desktop report fits.
For a longer comparison, read Desktop or traditional appraisal: which does your situation need?
Reviewed November 2026.
Ready to request an appraisal?
Send the address and the date the value is needed for. We confirm the property and the fee within one business day; the report is delivered in 3+ business days.