By Joseph T Ellington Jr – Licensed Residential Appraiser, Capital Valuations. Updated September 2026.
What does a residential property appraiser do?
A licensed residential appraiser develops an opinion of value for a specific property, effective date, property interest and intended use. The appraiser researches the property and market, analyzes relevant evidence and communicates a supported conclusion with assumptions and limitations. The work differs from a municipal assessor’s mass assessment, a broker’s marketing analysis and a home inspector’s condition review.
| Professional | Primary task |
|---|---|
| Private appraiser | Assignment-specific value opinion for an identified client |
| Local assessor | Assessment for tax administration |
| Real estate agent | Brokerage and marketing advice, possibly a CMA |
| Home inspector | Condition investigation within inspection scope |
How an opinion is developed
- Define client, intended use and user, rights, date and scope.
- Describe and verify property characteristics and any access limitations.
- Research relevant sales and market conditions.
- Analyze differences with market evidence rather than a fixed formula.
- Reconcile indications and explain the report’s conclusion.
Not every assignment uses every valuation approach. A single-family home with competitive recent sales often relies heavily on the sales-comparison approach; the appropriate approach depends on the assignment and available data. Learn how sales are researched and value is reconciled.
Independence and limits
An appraiser should not promise the client a particular number. The report is for its stated use, and a lender may require its own valuation rather than adopting a private report. An appraisal is not a survey, inspection or legal opinion. For details on credentials and choosing a professional, see our hiring guide.
For a private residential value question in Hampton Roads, contact Capital Valuations with the address, intended use and date.
