Residential appraisals · Hampton Roads and the Peninsula
Home Appraisal Services in Hampton Roads
Selling, buying, settling an estate, refinancing, or questioning a report? Start with the decision you need to make. We will help identify the appraisal assignment that answers it. If you already have an appraisal, read about whether an existing report fits your next decision before ordering another.
Capital Valuations provides residential valuation services for homeowners, buyers, attorneys, estate representatives, lenders, and appraisal management companies.
Local property. Local market evidence.
Find your starting point
Which service answers your question?
The sections below explain what each appraisal is for, what information helps, and where to read more. Every service has its own page with more detail.
“What is it worth now?”
Explore pre-listing or purchase appraisals when you are preparing to sell or considering a home.
“What was it worth then?”
An estate, divorce, bankruptcy, or other matter may require a particular effective date.
“Will my lender use it?”
Ask the lender or servicer what valuation it requires before commissioning a report yourself.
Selling and buying
For owners and FSBO sellers
Pre-listing appraisal
A supported value opinion before you set an asking price helps you compare your expectations with recent sales. It can be useful when selling without an agent, after significant improvements, or when the property is difficult to compare.
The question: What does the market evidence support before I list?
For buyers and private sales
Purchase appraisal
A buyer may seek an independent value opinion before making an offer or completing a private sale. Discuss access and deadlines early. A buyer-ordered report does not automatically replace the appraisal ordered for a mortgage.
The question: What value does the evidence support for this home?
Estate, family, and past-date decisions
For families and estate representatives
Estate appraisal
An estate may need a value opinion as of the date of death or another specified date. Share the property address, relevant date, purpose, and intended user. An attorney or tax advisor can clarify what the estate matter requires.
The question: Which effective date should this report address?
For spouses and their advisors
Divorce appraisal
When real estate is part of a property division, an independent value opinion gives the parties a defined piece of evidence to discuss. Identify the property or properties, effective date, and intended users before the assignment begins.
The question: What property and date does the settlement require?
For a specified past date
Retrospective appraisal
Sometimes you need to know what a property was worth months or years ago. The appraiser develops an opinion as of the agreed historical date using information relevant to that date and the defined scope of work.
The question: What was the home worth on the required date?
For bankruptcy property questions
Bankruptcy appraisal
Discuss the needed property value and effective date with your attorney before ordering. An appraisal can document an opinion of real estate value; your attorney addresses filing requirements, exemptions, and legal strategy.
The question: What value and date does the attorney need?
Loans, refinancing, and equity
For lenders, AMCs, and borrowers
Mortgage appraisal
When a lender requires an appraisal, it or its authorized process orders the valuation and sets the assignment requirements. Borrowers can learn how to prepare, what the report addresses, and how to obtain their copy.
The question: Has the lender arranged the valuation for its loan?
For homeowners refinancing
Refinancing appraisal
The lender decides whether your new loan needs an appraisal or qualifies for another valuation route. Your home’s value may affect loan-to-value, but an appraisal does not set your rate or guarantee new loan terms.
The question: What valuation does this refinance require?
For owners paying mortgage insurance
PMI removal appraisal
If you believe your equity may support a PMI cancellation request, ask your loan servicer about its eligibility and valuation rules first. Confirm whether it will accept a report you order before paying for one.
The question: What does my servicer need to consider PMI removal?
Questions about an existing appraisal
For an existing appraisal report
Appraisal review
An appraisal review evaluates another appraiser’s work under an agreed scope. A review differs from commissioning a new appraisal and does not automatically replace the lender’s reconsideration process.
The question: Which part of this report needs independent review?
For lender appraisal concerns
Reconsideration of value
If a lender-ordered appraisal appears to contain a factual error or omit a relevant sale, submit documented concerns through your lender’s process. Identify evidence instead of requesting a target number.
The question: Is there a verifiable issue for the lender to review?
The question behind the number
The purpose shapes the appraisal.
An appraisal develops an opinion of value for an identified use, intended user, property interest, and effective date. The appraiser considers the property and relevant market evidence and explains a supported conclusion. Tell us why you need the report so its scope fits the decision. Our Hampton Roads appraisal scope and uses guide explains how those details shape the service.
An agent’s comparative market analysis can assist with a listing strategy; an online estimate offers a quick reference; a home inspection investigates physical condition. These tools answer different questions. For a mortgage, the lender determines which valuation it will accept.
Want to understand the sales evidence? Read how appraisers use comparable properties or browse types of home appraisals.
Working with Capital Valuations
From the first question to the report
Specific scope and timing depend on the property and intended use. These are the usual stages of an appraisal assignment.
Purpose and users
Discuss the address, decision, intended users, effective date, access, and deadline.
Property details
Inspect as the assignment requires and review available property information.
Market evidence
Analyze relevant sales, property differences, and market conditions.
Written report
State the scope, effective date, analysis, and supported opinion of value.
Make your first call useful
What should I have ready?
You do not need to know an appraisal form number. Explain the decision you face. Fees and timing depend on the property, scope, access, effective date, and deadline; ask for a quote for your specific situation.
If a lender or servicer needs the valuation, check its ordering rules before commissioning an appraisal privately. For private work, identify who will use the report and whether a past-date value is needed.
Helpful details to send
- Property address and type: house, townhome, or condo.
- The reason you need the value and who will use the report.
- The effective date, if one was specified.
- Any loan, court, estate, or other deadline.
- Whether property access can be arranged.
- Notable additions, renovations, or unusual features.
Before you order
Home appraisal FAQs
How do I choose the right appraisal?
Start with the decision and the person who needs the report. A sale, estate, refinance, and review of another report call for different assignments. Share your purpose and deadline when you contact us.
Can I order my lender’s appraisal myself?
Ask the lender first. It controls the valuation process for its loan. You can commission a separate appraisal for your own use, but the lender may not accept it for its transaction.
Can an appraisal value a home as of an earlier date?
Yes, when the assignment calls for a retrospective opinion. Identify the effective date before work begins. Read our retrospective appraisal guide.
Does an appraisal replace a home inspection?
No. An appraisal inspection follows the assignment’s scope. A home inspector evaluates physical condition for a different purpose; buyers should arrange one for condition concerns.
How much does an appraisal cost?
It depends on the property, scope, access, date, and timing. Send us the address and reason for the appraisal so we can discuss a quote.
Can you guarantee the value or the outcome?
No. The opinion must follow the facts and market evidence. An appraisal cannot guarantee a sale price, loan approval, PMI cancellation, tax result, or legal outcome.
Local knowledge matters
Appraisal services across Hampton Roads
Explore our residential appraisal services across Hampton Roads and the Peninsula. Select a location below to learn more about your area.
Oceanfront to inland neighborhoods
Historic and waterfront settings
Established and newer housing
Homes throughout the city
City and outlying areas
Peninsula residential markets
Waterfront and inland homes
Across the Peninsula
Historic and surrounding homes
Yorktown and nearby areas
Let's define the right assignment
Tell us what the value needs to answer.
Send the property address, purpose, intended user, and deadline. We will discuss the scope and quote before work begins.
Joseph T Ellington Jr – Licensed Residential Appraiser · Capital Valuations
Testimonials
