← All appraisal articles · 2024 archive · 61 articles
Virginia Beach Appraisal Library: 2024 Archive
Browse our 2024 collection of residential appraisal articles for Virginia Beach and Hampton Roads. Find guidance for selling a home, estate and divorce assignments, property measurement, mortgage questions, and appraisal preparation.
By Joseph T Ellington Jr – Licensed Residential Appraiser · Capital Valuations
Articles are grouped by subject below. Original publication dates and later update dates are shown separately; an updated guide may discuss developments after 2024.
Find your topic
Selling, FSBO & pre-listing (11) · Estate & probate appraisals (5) · Divorce appraisals by locality (10) · Preparing your home & records (8) · Measurement, comparable sales & value analysis (9) · Mortgages, PMI & appraisal review (5) · Choosing an appraiser & understanding assessments (6) · Appraisal practice, technology & industry (6) · Historical market reading (1)
Selling, FSBO & pre-listing
Guides for pricing decisions, owner-led sales, and evaluating offers.
APPRAISAL GUIDE · Published Dec 24, 2024
Updated Sep 29, 2026
A Chesapeake pre-appraisal may answer different questions for a seller or buyer. Define the client, date, intended use, property and local comparable market first.
APPRAISAL GUIDE · Published Oct 20, 2024
Updated Sep 29, 2026
A pre-listing appraisal can help a Hampton Roads seller assess comparables, condition, and a listing decision. Learn when to order one and what it cannot guarantee.
APPRAISAL GUIDE · Published Oct 8, 2024
Updated Sep 29, 2026
A for-sale-by-owner seller can hire a private appraiser for a defined listing decision. Learn the scope, credential, property information and lender limitations.
APPRAISAL GUIDE · Published Oct 5, 2024
Updated Sep 29, 2026
A Chesapeake FSBO appraisal can ground an asking price in competitive local sales and the home’s actual condition. Here is what to prepare before listing.
APPRAISAL GUIDE · Published Oct 4, 2024
Updated Sep 29, 2026
A Portsmouth FSBO seller can use a private appraisal to evaluate older-home condition and relevant sales before listing, while keeping lender and disclosure steps separate.
APPRAISAL GUIDE · Published Sep 30, 2024
Updated Sep 29, 2026
For a Norfolk FSBO sale, a private appraisal can help assess a house or condo against the right alternatives and clarify a price decision before listing.
APPRAISAL GUIDE · Published Sep 27, 2024
Updated Sep 29, 2026
A pre-appraisal can mean several things. Define the decision, client, date, report and timing before ordering a private valuation or relying on an online estimate.
APPRAISAL GUIDE · Published Sep 24, 2024
Updated Sep 29, 2026
Use a private FSBO appraisal to prepare accurate answers about price, area, condition and comparables. Keep net proceeds and the buyer’s lender process separate.
APPRAISAL GUIDE · Published Sep 20, 2024
Updated Sep 29, 2026
A Virginia Beach FSBO seller can use a pre-listing appraisal to test a price before marketing, then evaluate offer terms and a buyer’s separate lender process.
APPRAISAL GUIDE · Published Oct 27, 2024
Updated Sep 29, 2026
Selling as-is can save repair time but may change the buyer pool and negotiation. Compare realistic options and understand where an independent appraisal fits.
APPRAISAL GUIDE · Published Oct 25, 2024
Updated Sep 29, 2026
No lender appraisal is usually required in a cash sale, but an independent valuation can help a buyer or seller make a documented price decision.
Estate & probate appraisals
Find guidance on ordering, property records, retrospective dates, and questions to coordinate with an estate professional.
APPRAISAL GUIDE · Published Oct 6, 2024
Updated Sep 29, 2026
To order a Virginia Beach estate appraisal, define the client and effective date, arrange property access, and gather records of condition and renovations.
APPRAISAL GUIDE · Published Nov 19, 2024
Updated Sep 29, 2026
Learn what a Virginia Beach estate appraisal covers, how the date of death shapes the valuation, and which records to gather for a residential property.
APPRAISAL GUIDE · Published Nov 26, 2024
Updated Sep 29, 2026
Estate valuation begins with the client, intended use, effective date and property records. A date-of-death appraisal needs evidence for the past—not today’s condition alone.
APPRAISAL GUIDE · Published Nov 22, 2024
Updated Sep 29, 2026
A Virginia Beach executor’s property checklist: official probate resources, records to collect, inventory questions, and when a date-of-death appraisal may help.
APPRAISAL GUIDE · Published Nov 17, 2024
Updated Sep 29, 2026
Estate date-of-death valuations and qualified appraisals for charitable donations follow different rules. Learn which questions to ask before hiring a residential appraiser.
Divorce appraisals by locality
Explore property and jurisdiction questions for each Hampton Roads market. Start with the client, property interest, and effective date.
APPRAISAL GUIDE · Published Oct 5, 2024
Updated Sep 29, 2026
An independent Virginia Beach divorce appraisal accounts for the property type, effective date, condition, and truly competitive local sales—not a target equity split.
APPRAISAL GUIDE · Published Oct 6, 2024
Updated Sep 29, 2026
Before a Chesapeake divorce appraisal, agree on the client, effective date, property interest, and timeline of changes. Independent analysis follows the defined scope.
APPRAISAL GUIDE · Published Oct 3, 2024
Updated Sep 29, 2026
Norfolk divorce appraisals need a defined date and careful review of renovations, property type, assessor records, and truly comparable local sales.
APPRAISAL GUIDE · Published Sep 29, 2024
Updated Sep 29, 2026
A Portsmouth divorce appraisal can require careful analysis of older homes, local historic context, renovation dates, and truly competitive sales.
APPRAISAL GUIDE · Published Oct 9, 2024
Updated Sep 29, 2026
For a Suffolk divorce appraisal, the relevant market may differ for suburban homes, acreage, or waterfront property. Define the date, rights, and records first.
APPRAISAL GUIDE · Published Sep 29, 2024
Updated Sep 29, 2026
A Hampton divorce appraisal starts with the right parcel jurisdiction and effective date, then considers condition history and truly competitive sales—even near city lines.
APPRAISAL GUIDE · Published Sep 29, 2024
Updated Sep 29, 2026
A Newport News divorce appraisal needs the right effective date, verified property record, condition history, and comparables from the property’s competitive area.
APPRAISAL GUIDE · Published Oct 13, 2024
Updated Sep 29, 2026
A Poquoson divorce appraisal should define the date and client, then analyze waterfront access, site characteristics, repairs, and competitive local sales.
APPRAISAL GUIDE · Published Oct 14, 2024
Updated Sep 29, 2026
A York County divorce appraisal starts with the correct parcel, client, and valuation date. Williamsburg mailing addresses and York County property records require care.
APPRAISAL GUIDE · Published Oct 6, 2024
Updated Sep 29, 2026
A Williamsburg mailing address can be in three localities. For a divorce appraisal, confirm the actual parcel, effective date, renovations, and any preservation context.
Preparing your home & records
Choose a preparation plan, organize documents, and understand access, repairs, and property-specific issues.
APPRAISAL GUIDE · Published Oct 21, 2024
Updated Sep 29, 2026
A simple seven-day plan for an appraisal: confirm the assignment, gather records, arrange access, and know what happens after the inspection.
APPRAISAL GUIDE · Published Oct 22, 2024
Updated Sep 29, 2026
Gather useful property records before an appraisal: improvements, permits, measurements, HOA information, and known repairs. A clear packet helps document facts without promising a value.
APPRAISAL GUIDE · Published Oct 22, 2024
Updated Sep 29, 2026
Get ready for the appraisal visit with a practical checklist for access, pets, questions, and what happens after the appraiser leaves.
APPRAISAL GUIDE · Published Oct 22, 2024
Updated Sep 29, 2026
Decide what to repair, document, or leave alone before a home appraisal. Prioritize safety and accurate property facts without expecting a guaranteed value increase.
APPRAISAL GUIDE · Published Oct 22, 2024
Updated Sep 29, 2026
Prepare for a Virginia Beach appraisal by checking city property records, documenting additions and waterfront features, and separating flood facts from assumptions.
APPRAISAL GUIDE · Published Oct 27, 2024
Updated Sep 29, 2026
A practical look at 20 condition, property-data, and comparable-sales pitfalls that can affect an appraisal or lead to factual errors—without promising a fixed value change.
APPRAISAL GUIDE · Published Oct 30, 2024
Updated Sep 29, 2026
After a flood, fire, or storm, identify whether you need a pre-event, as-is, or as-repaired value. Learn how appraisal, insurance, repair, and lender questions differ.
APPRAISAL GUIDE · Published Dec 17, 2024
Updated Sep 29, 2026
Historic homes need careful analysis of condition, renovations, restrictions, and the market for their distinctive features.
Measurement, comparable sales & value analysis
Follow the path from field measurements and property facts to comparable sales and a supported value conclusion.
APPRAISAL GUIDE · Published Nov 29, 2024
Updated Sep 29, 2026
Sketch each level, measure and cross-check dimensions, calculate sections, and classify finished area under the applicable standard. A practical field workflow.
APPRAISAL GUIDE · Published Dec 3, 2024
Updated Sep 29, 2026
When square-footage records conflict, check dimensions, sketch geometry, area definitions, additions, and the source date. A practical appraisal measurement error guide.
APPRAISAL GUIDE · Published Dec 4, 2024
Updated Sep 29, 2026
Compare laser meters, tapes, sketches, and field notes for residential measuring. The right tool supports a verified method and consistent area definitions.
APPRAISAL GUIDE · Published Oct 27, 2024
Updated Sep 29, 2026
See how Fannie Mae uses ANSI Z765-2021 to report home area, why appraisal and listing square footage may differ, and what to check if you find a discrepancy.
APPRAISAL GUIDE · Published Oct 1, 2024
Updated Sep 29, 2026
A listing’s square-footage source and definition matter. Use this pre-listing checklist to reconcile assessor, builder, and measured figures before marketing a home.
APPRAISAL GUIDE · Published Nov 15, 2024
Updated Sep 29, 2026
A bedroom count involves layout, safety, code questions, lender reporting, and market evidence. Learn why a closet or listing label alone does not settle the issue.
APPRAISAL GUIDE · Published Nov 6, 2024
Updated Sep 29, 2026
Square-footage adjustments are based on market evidence, not a fixed rate per foot. Learn how measurements, comparable sales, and other differences affect the analysis.
APPRAISAL GUIDE · Published Nov 24, 2024
Updated Sep 29, 2026
Appraisers use MLS, deeds, assessor records, maps, and transaction verification to analyze comparable sales. Learn what each source can—and cannot—tell you.
APPRAISAL GUIDE · Published Oct 26, 2024
Updated Sep 29, 2026
A reconciled appraisal value weighs the reliability of comparable sales and other evidence. Learn why the final conclusion is not simply an average.
Mortgages, PMI & appraisal review
Understand the lender’s process, mortgage insurance questions, and how to raise concerns about an appraisal.
APPRAISAL GUIDE · Published Oct 6, 2024
Updated Sep 29, 2026
See how a lender-ordered home appraisal fits a purchase or refinance, what the appraiser analyzes, and how to respond if value differs from the sale price.
APPRAISAL GUIDE · Published Oct 28, 2024
Updated Sep 29, 2026
An appraisal can affect a lender’s collateral review and loan-to-value calculation, but the lender decides loan approval, terms, and mortgage insurance.
APPRAISAL GUIDE · Published Oct 10, 2024
Updated Sep 29, 2026
A home appraisal may support a PMI cancellation request, but your mortgage servicer sets the rules. Learn the original-value and current-value paths before ordering a valuation.
APPRAISAL GUIDE · Published Sep 20, 2024
Updated Sep 29, 2026
Before paying for a PMI removal appraisal, ask your mortgage servicer which cancellation rules apply, who must order the valuation, and what it will accept.
APPRAISAL GUIDE · Published Dec 12, 2024
Updated Sep 29, 2026
Think a lender-ordered appraisal contains an error? Learn how to gather relevant evidence and submit a reconsideration of value request through your lender.
Choosing an appraiser & understanding assessments
Compare private appraisal uses with city assessment functions, and learn what to ask before hiring.
APPRAISAL GUIDE · Published Oct 7, 2024
Updated Sep 29, 2026
Find out when you need a private Virginia Beach residential appraiser versus the city assessor, and what to ask about license, scope, date, fee, and intended use.
APPRAISAL GUIDE · Published Oct 6, 2024
Updated Sep 29, 2026
Hiring an appraiser for pre-listing, estate, or divorce? Ask about licensing, local experience, intended use, effective date, fee, and report scope.
APPRAISAL GUIDE · Published Oct 5, 2024
Updated Sep 29, 2026
Local knowledge helps identify jurisdiction, site features and competitive sales, but every home appraisal still needs independent analysis and market support.
APPRAISAL GUIDE · Published Oct 1, 2024
Updated Sep 29, 2026
Explore residential appraisal uses in Hampton Roads, from pre-listing and estate to divorce, cash sales and PMI. Define the client, date and scope before ordering.
APPRAISAL GUIDE · Published Oct 4, 2024
Updated Sep 29, 2026
A Virginia Beach tax assessment and a private appraisal have different purposes. Check the parcel record, relevant sales, and city appeal process before challenging an error.
APPRAISAL GUIDE · Published Nov 5, 2024
Updated Sep 29, 2026
A private appraisal does not itself change your Virginia Beach tax assessment. Learn how assessments, tax bills, and independent appraisals differ and how to review an error.
Appraisal practice, technology & industry
Explore report formats, automated estimates, professional standards, and appraisal management company issues. Some guides have been updated since their original 2024 publication.
APPRAISAL GUIDE · Published Nov 12, 2024
Updated Sep 29, 2026
A hybrid appraisal uses a trained property data collector and an appraiser’s independent valuation analysis. Learn how it differs from traditional and desktop reports.
APPRAISAL GUIDE · Published Nov 3, 2024
Updated Sep 29, 2026
UAD 3.6 is in broad production, with a November 2, 2026 mandate for new GSE submissions. Review the verified timeline and what the redesigned appraisal report means.
APPRAISAL GUIDE · Published Oct 26, 2024
Updated Sep 29, 2026
Compare an automated home value estimate with an appraisal, learn where each is useful, and understand current mortgage valuation policies.
APPRAISAL GUIDE · Published Nov 14, 2024
Updated Sep 29, 2026
A sourced timeline of residential appraisal practice, from USPAP and appraiser regulation to digital records, AVMs, ANSI measurements, and current reporting changes.
APPRAISAL GUIDE · Published Oct 21, 2024
Updated Sep 29, 2026
Understand the difference between an appraiser’s fee and an AMC charge, what Virginia law says, and which questions to ask your lender about appraisal costs.
APPRAISAL GUIDE · Published Oct 21, 2024
Updated Sep 29, 2026
A balanced look at appraisal management company reform, Virginia payment and independence rules, revision requests, and evidence needed to evaluate fee concerns.
Historical market reading
This dated economic snapshot is preserved for context. It does not describe today’s market or replace current local sales research.
HISTORICAL SNAPSHOT · Published Nov 9, 2024
Updated Sep 29, 2026
A dated October 2024 economic snapshot with source links and context for interpreting housing data in appraisals.
Need an appraisal for a specific decision?
Tell Joe the property address, your appraisal purpose, and the date the value needs to reflect. Review our appraisal services or Virginia Beach service page to get started.
More reading: 2022 archive · 2023 archive · Appraisal glossary