[Home Page]

.: News :.

New client services available safely online!

View Professional

Qualifications

View A List Of

Professional Services

Contact Us

Frequently Asked Questions

"The Carroll family pioneered southwest Florida in the late 1800's.  That kind of history brings insights and a sense of community..."

[1.]  I'm thinking about selling/buying, should I get an appraisal?

[2.]  How can I tell the quality of one appraiser from another?

[3.]  Will the appraiser give me a copy of the report?

[4.]  If I get an appraisal today, how long will it be good for?

[1.]  I'm thinking about selling/buying, should I get an appraisal?

[Answer] - Maybe.  An appraisal can be a useful tool, but only if you know what questions you want answered.  In general, our advice is don't order an appraisal until it will help you accomplish a specific objective such as obtaining a loan, or deciding what price to ask or offer.

[Back To Top]

[2.]  How can I tell the quality of one appraiser from another?

[Answer] - Good question!  Like any other professionals, appraisers are known in the business community.  Ask an attorney or REALTOR you trust to recommend an appraiser.  In terms of credentials, look for someone who is state-certified and someone who holds one of the designations (SRA, MAI) conferred by the Appraisal Institute.

[Back To Top]

[3.]  Will the appraiser give me a copy of the report?

[Answer] - Yes, if you are the appraiser's client, or if the client has authorized the appraiser to do so.  Otherwise, the appraiser is obligated by law to maintain confidentially.

[Back To Top]

[4.]  If I get an appraisal today, how long will it be good for?

[Answer] - The real estate market determines how quickly an appraisal becomes obsolete.  In a fast changing market an appraisal might be useless in less than six months.  When the market is stagnant values might not change in a year or more.  This is a good reason not to order an appraisal until it is needed.  Most lenders and other institutional users of appraisal services have a policy that governs how old an appraisal can be before they consider it obsolete.

[Back To Top]

[5.]  Are you licensed and certified to perform appraisals?

[Answer] - Yes, individual appraisers with this firm are registered, certified and licensed. Some also have professional designations conferred by the Appraisal Institute. If you need an appraiser with specific qualifications, be sure to tell us so. Additional information about state certification of appraisers is available at http://www.state.fl.us/dbpr/re/index.shtml

[Back To Top]

[6.]  What designations do you have and what do they mean?

[Answer] - All of our appraisers are subject to the registration and certification requirements of the State of Florida. In addition, some have professional designations conferred by the Appraisal Institute (consider hotlink to bios). Holders of the SRA designation (Ray & Cindy Carroll) have demonstrated expertise in the appraisal of residential properties. Holders of the MAI designation (Ray Carroll and Terry Robertson) have demonstrated expertise in the appraisal of a variety of property types other than residential. Additional information about Appraisal Institute designations is available at http://www.appraisalinstitute.org/about/designations.asp

[Back To Top]

[7.]  Do you have continuing education to keep up on the appraisal market?

[Answer] - Yes, the State of Florida requires of certified appraisers 30 hours of continuing education every 2 years. The Appraisal Institute requires of its designated members 100 hours every 5 years. All of our appraisers are current on our continuing education requirements.

[Back To Top]

[8.]  What are appraisals, what are they used for, and why would I need one?

[Answer] - An appraisal is a professional appraiser's opinion of value. An appraisal report may be delivered orally, but usually it is a written document. Appraisals are used to establish value as of a specific date and under specified conditions. Buyers and sellers use appraisals to help negotiate sales. Lenders use appraisals to help underwrite loans that are secured by real estate. When parties can not agree, courts of law recognize the appraisal testimony of qualified appraisers as objective, unbiased, expert opinions.

[Back To Top]

[9.]  What is the appraiser's role when making an appraisal?

[Answer] - The role of the appraiser is to provide objective, impartial and unbiased opinions about the value of real property. In this way, he/she provides assistance to those who own, manage, sell, invest in and/or lend money on the security of real estate.

[Back To Top]

[10.]  How long has your firm been in practice?

[Answer] - Carroll & Carroll was founded in 1984. The original principals, Ernie Carroll and his son Ray, began appraising together in 1975.  Click Here for our History!

[Back To Top]

[11.]  Do you include furnishings in your appraisal?

[Answer] - No. We appraise only the real estate. If you need a personal property appraiser let us help you find one who is professional and qualified.

[Back To Top]

[12.]  What are the components of an appraisal report?

[Answer] - Most appraisals are reported in writing although in certain circumstances an appraiser may provide an oral appraisal. A written appraisal report generally consists of: a description of the property and its locale; an analysis of the "highest and best use" of the property; an analysis of sales of comparable properties "as near the subject property as possible"; and information regarding current real estate activity and/or market area trends.

[Back To Top]

[13.]  How does an appraiser make an appraisal? What is his/her opinion based on?

[Answer] - The task of an appraiser is to learn all about the property being appraised, study how the property relates to its market area, then gather and analyze listings, sales, costs, leases and other market data in order to make rational comparisons that result in one or more indications of value. There are three traditional approaches to estimating value; the direct sales comparison approach, the cost-depreciation approach and the income-capitalization approach. Often, an appraiser has to reconcile two or more approaches to reach a final conclusion. Finally, the appraiser must communicate the appraisal in a manner that is not confusing or misleading. Almost all appraisers are governed by the Uniform Standards of Professional Appraisal Practice (USPAP). You can learn more about USPAP at:

www.appraisalfoundation.org/html/standards.asp?FileName=current_uspap
[Back To Top]

[14.]  What are the types of appraisals, what are the types of appraisal reports and what is each type used for?

[Answer] - Let's talk about the "appraisal" as a process and the "appraisal report" as the method of communicating an appraisal. The appraisal process is "complete" when all applicable approaches to value are employed and nothing that would normally be done is left undone. The appraisal process is "limited" when something that would normally be done is not done. A request for a limited appraisal requires the appraiser to consider whether such a limitation will result in a misleading or unreliable opinion of value. The report of a limited appraisal will carry a prominent disclosure of the nature of the limitation and what effect such a limitation might have on the reliability of the opinion of value. There are oral appraisal reports and written appraisal reports. Oral reports are usually testimony given in court, at arbitration, at deposition or in some other legal venue. An oral report might also be appropriate if the intended user is fully knowledgeable of the property being appraised, of the surrounding market conditions and of appraisal practices. Who the client is, how the appraisal will be used and how much time is allowed for reporting will determine the appropriate level of detail for an oral appraisal report. Written appraisal reports are the norm. Appraisers are authorized to deliver a broad spectrum of written reports ranging from something as short as a letter, to something that is bookish. The Uniform Standards of Professional Appraisal Practice (USPAP) defines three levels of minimum reporting requirements. They are, in ascending order of detail: restricted use reports; summary reports; and self-contained reports. Who the client is and how the appraisal will be used determines what is the appropriate level of detail for a written appraisal report. On initial contact with the client, professional appraisers take time to understand the property, the client's needs and who is the intended user of the appraisal report.

[Back To Top]

[15.]  In what geographic areas do you perform appraisals?

[Answer] - We provide appraisal and consulting services in all of Collier County (Naples, Marco Island, Golden Gate, Everglades City, Immokalee) and in parts of Lee County (Bonita Springs, Bonita Beach, Estero, Ft. Myers, Cape Coral, Pine Island). We will tell you whether we are competent to appraise in your neighborhood. If not, we will be happy to assist you in finding a competent professional.

[Back To Top]

[16.]  What property types do you appraise?

[Answer] - Our residential division appraises all kinds of residential properties including single family, zero lot line, carriage homes, villas, townhouses, condominiums and individual home sites. The commercial division appraises most kinds of vacant and improved commercial properties. If we do not have the required experience in your property type, then we will get it or we will help you find another qualified professional.

[Back To Top]

[17.]  What services do you provide?

[Answer] - We provide traditional appraisal services and specialized real estate counseling services. We are qualified to give testimony at the county, circuit and federal court levels. Our services include, but are not limited to: estate settlement, buy/sell decisions, mortgage loan underwriting, general litigation, condemnation, insurable value, the valuation of partial interests in real estate, portfolio management, etc.

[Back To Top]

[18.]  What can I do before the appraisal inspection to increase my property value?

[Answer] - Make sure all systems are in good working order. A home with a working air conditioning system is worth more than one without. Likewise with roof leaks, paint jobs, plumbing, screen enclosures, etc. We look at the age of the building and expect to see that it has been reasonably well maintained. If you have construction plans, a floor plan sketch, a survey sketch, information about recent capital improvements, or anything else about the property we should know, please share it with us. Information about the recent sale of a nearby property can also be useful. We aren't there to inspect your housekeeping.

[Back To Top]