An appraisal is not an estimate, a CMA, an assessment or an offer
Each of the five numbers below has a job. Only one is an independent opinion of value that a court, the IRS or a lender can review. Here is what each one is, and when the free one is enough.
The table scrolls sideways inside its frame.
| Automated estimate (Zestimate and other AVMs) | Agent's comparative market analysis (CMA) | County assessment | Cash offer | Certified appraisal | |
|---|---|---|---|---|---|
| Who produces it | A statistical model run by a website | A licensed real estate agent | The county assessor, for property tax | A buyer who wants to purchase the house | A state-certified appraiser with no stake in the outcome |
| Does anyone go inside | No; it has never seen the house | Sometimes a walkthrough | No; it starts from the recorded sale and additions | Usually a walkthrough to price repairs | Yes, as a rule, with measurements and photos; limits are stated when access is not possible |
| What date it speaks to | Today only | Today only | The county's lien date | The day of the offer | Any effective date, current or retrospective |
| Who can rely on it | No one is required to accept it | You, for deciding a list price | The county, for the tax bill | You, as a price someone will pay | The intended users named in the report: a court, the IRS, a lender, an appeals board, a trustee |
| What it costs you | Free | Usually free | Part of your property tax | Free to receive; the price reflects the buyer's margin | A fee set by the scope of the assignment, quoted before work begins |
| What it is for | Curiosity | Choosing a list price | Calculating tax | Selling fast, as is | A number someone else has to review |
Selling and weighing a cash offer against listing? Mr. Cali Offers, a separate cash-offer brand that shares the Mr. Cali name, explains those numbers in the seller's terms: what your home is worth, four ways.
An appraisal and an agent's opinion aren't the same tool
If you're deciding what to list at and nothing official rides on the number, an agent's comparative market analysis is free and usually enough. We'll say so rather than sell you a report you don't need.
Appraisal report
An independent opinion of value from a state-certified appraiser, developed and reported under USPAP.
- Prepared for courts, the IRS and county boards to review
- Any effective date, current or retrospective
- Signed and certified, with testimony available
- Flat fee, quoted before we start
Agent opinion of value
A comparative market analysis from a licensed agent, built around what the property should list for right now.
- Free and usually same-week
- Current market only, no retrospective dates
- Marketing-focused, not a certified opinion
- Not accepted where a formal valuation is required
Not sure? Ask us: (909) 324-6122
The difference is on the page
An estimate gives one number. An appraisal shows the subject beside the closed sales it was measured against, every difference adjusted and explained, so the person reviewing it can disagree with a specific line instead of the whole conclusion.
When the free number is enough
If nothing official rides on it, an agent's CMA is usually enough, and we will say so. When the IRS, a probate judge, an opposing attorney or an assessor is on the other side, it is not.
Request an appraisalSales comparison approach
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| Row | SubjectSubject | Comp. 1Comparable 1 | Comp. 2Comparable 2 | Comp. 3Comparable 3 |
|---|---|---|---|---|
| Address | blank | blank | blank | blank |
| Sale date | blank | blank | blank | blank |
| Sale price | blank | blank | blank | blank |
| Gross living area | blank | blank | blank | blank |
| Lot size | blank | blank | blank | blank |
| Year built | blank | blank | blank | blank |
| Condition | blank | blank | blank | blank |
| View / site | blank | blank | blank | blank |
| Adjustments | blank | blank | blank | blank |
| Adjusted value | blank | blank | blank | blank |
Get the value documented before someone else needs it.
Two minutes for a fee quote and a turnaround date. Nothing is scheduled until you say so.
Request an appraisal