Eagle Home Appraisal prepares competent, credible, and reliable residential appraisal reports for homeowners, attorneys, and accountants making estate, trust, probate, divorce, tax, and legal decisions. Each assignment begins with the client's question, the required valuation date, and the people who need to rely on the report.
The firm's focus is Non-Lending appraisal work. That means the report is developed for a defined private, legal, tax-related, fiduciary, or court-related use rather than ordered as part of a mortgage lender's underwriting process.
Call (702) 920-4500 with the property address, intended use, effective date, access information, and deadline. We can then determine whether the assignment fits our residential licensing and service scope.
Residential appraisal, defined: An independent, supportable opinion of a residential property's value for an identified effective date and intended use. The report explains the property, market evidence, analysis, assumptions, and conclusion.
When you may need an appraisal
A private residential appraisal may help when:
- An estate needs a current or retrospective property value.
- A trustee or personal representative needs valuation support.
- An attorney or CPA requests a Date of Passing Appraisal.
- A Clark County probate matter involves an inventory or appraisement question.
- Divorcing spouses need a value for settlement, mediation, or court.
- One spouse is considering keeping the home and buying out the other's interest.
- A prior date, such as a date of passing or another legally supplied date, must be analyzed.
- A disputed value may require appraisal review, deposition, or expert testimony.
- Owners need an independent valuation for a defined Non-Lending decision.
The appraiser does not determine legal rights, tax treatment, ownership shares, or court procedure. Attorneys, tax professionals, fiduciaries, and other advisers decide how the value will be used.
Our core appraisal services
Estate and trust appraisals
Estate and trust assignments may involve date-of-passing values, current values, proposed distributions, sale decisions, basis records, or tax-reporting support. The effective date and property interest should be confirmed before work begins.
Learn more about estate and trust appraisals and date-of-passing appraisals.
Probate appraisals
Nevada probate can involve an inventory, appraisement, or record of value. The personal representative and attorney determine the required procedure. The appraiser develops the requested real property value.
Visit Probate appraisals.
Divorce appraisals
A divorce assignment may address current value, a retrospective date, a proposed buyout, mediation, or disputed value. The legal team should provide the effective date and intended use.
Visit Divorce appraisals.
Expert witness and appraisal review services
When value is contested, attorneys may request consultation, appraisal review, deposition, or testimony. These are separate scopes. The court decides whether a witness may offer expert opinions and how the evidence affects the case.
Visit Expert witness testimony.
How much does a home appraisal cost?
There is no single fee for every Non-Lending assignment. Cost depends on the work required to answer the appraisal question credibly.
Factors can include:
- Property type, size, features, and complexity.
- Current versus retrospective effective date.
- Availability of property and historical records.
- Number of dates or ownership interests to analyze.
- Access and inspection requirements.
- Intended use and report requirements.
- Time needed for unusual market research.
- Appraisal review, consultation, deposition, or testimony.
- A requested deadline that changes scheduling.
Provide the assignment details before asking for a fee. A low quote based only on an address may omit the work required for the intended use.
Published prices include $500 for an Estate & Trust Appraisal, $800 for a Divorce Appraisal, and typically $500 to $800 for probate, with complex probate work starting at $1,500. Expert witness pricing is a $1,000+ retainer, $1,500+ appearance, $300 per hour for testimony, and $150 per hour for meetings, preparation, and research. Rush or expedited work carries an additional assignment-specific fee.
How long does an appraisal take?
Timing depends on access, records, property complexity, market research, effective date, report scope, and current scheduling. A retrospective appraisal can require more work than a current valuation because the appraiser may need to reconstruct historical condition and market activity.
The process generally includes:
- Scope confirmation.
- Engagement and document collection.
- Inspection when required by the assignment.
- Market research and analysis.
- Report preparation and internal review.
- Delivery and response to appraisal questions.
Tell us the real deadline at the first call. Eagle Home Appraisal can then confirm the available schedule. Rush or expedited work may be available for an additional assignment-specific fee after the property and scope are reviewed.
Non-Lending appraisal versus lender appraisal
Non-Lending appraisal
The client directly engages the appraiser for a defined purpose such as an estate, trust, probate, divorce, or legal matter. The engagement identifies the client, intended users, intended use, effective date, and report requirements.
We do not use the standard 1004 lending form for Non-Lending work. Our reports are formatted for legal, tax, estate, settlement, or court purposes according to the assignment.
Lender appraisal
A mortgage lender or its authorized process generally controls the appraisal order for underwriting. The lender identifies its requirements and decides whether a report is acceptable for the loan.
A private appraisal can answer a client's Non-Lending question, but it should not be represented as satisfying a future lender's underwriting requirement. If refinancing or purchasing with a loan is planned, ask the lender what appraisal process it requires.
What USPAP compliance means
USPAP is the Uniform Standards of Professional Appraisal Practice. The Appraisal Foundation describes it as the national standards framework for appraisal services. The current 2024 edition took effect on January 1, 2024 and does not have a scheduled end date.
For a client, USPAP compliance means the appraiser must approach the assignment through professional standards that address ethics, competency, scope of work, record keeping, development, and reporting. It does not mean every appraisal uses the same form or produces the same answer.
The scope must fit the assignment. A date-of-passing appraisal, divorce appraisal, and lender appraisal can have different intended uses, effective dates, users, and reporting needs while each is developed under applicable professional standards.
For charitable contribution work, "qualified appraisal" and "qualified appraiser" are defined terms under IRS Publication 561 (12/2025). The publication's requirements are tied to charitable contribution substantiation and Form 8283, not every tax-related appraisal.
Eagle Home Appraisal provides Qualified Appraisals for IRS purposes. George "Chip" Holmes and Kristen N. Aste are qualified appraisers who deliver them. This service includes IRS Reporting Appraisals and Charitable Donation Appraisals within Eagle's Non-Lending residential appraisal scope.
What happens during the appraisal process?
Chip Holmes explains the work in four phases: consultation, research, market analysis, and delivery. The six steps below show what happens inside those phases.
1. We identify the appraisal question
We ask why the value is needed, who will use the report, what property interest is involved, and which effective date applies. If an attorney or tax professional is directing the matter, written instructions help prevent errors.
2. We determine whether the assignment fits
The appraiser considers licensing, property type, complexity, competency, timing, access, conflicts, and available evidence. An assignment may be declined or require a different professional if it falls outside the appropriate scope.
3. We collect property information
Useful records may include deeds, trusts, prior listings, plans, permits, repair records, photographs, contracts, court instructions, or dates supplied by advisers.
4. We inspect when required by the scope
Inspection scope fits the assignment. It may require a full interior inspection, an exterior-only inspection, or in some cases a records-and-photos analysis when reliable current photos exist, such as a recent listing. An appraisal inspection is not a home inspection, code inspection, title opinion, environmental assessment, or engineering analysis.
5. We research the market
The appraiser studies sales and other evidence relevant to the property and effective date. Comparable properties are analyzed for differences recognized by market participants.
6. We report the conclusion
The report identifies the value opinion, effective date, intended use, assumptions, limiting conditions, data, and reasoning. Clients can ask questions about the appraisal analysis after delivery.
What to prepare before calling
You do not need every document to make the first call. The following information helps:
- Property address.
- Reason the value is needed.
- Effective date, if already supplied.
- Name of the attorney, CPA, trustee, personal representative, or other adviser.
- People who need to use or receive the report.
- Access contact.
- Major improvements, damage, or unusual features.
- Prior appraisals, listings, or contracts.
- Known deadline.
- Whether a dispute or testimony is anticipated.
Why reviewer identity matters
The professional appraisal content on this page is reviewed by George "Chip" Holmes, State Licensed Residential Appraiser, Nevada license #A.0006387-RES. He has been licensed since December 2005 and appears in the ASC registry under 718720.
Chip Holmes has been recognized by courts as an expert witness. A case list appears on the About Us page. The court determines qualification and the legal outcome in each proceeding.
Kristen N. Aste is a Nevada Certified Residential Appraiser, license #A.0007406-CR.
Eagle Home Appraisal is located at 304 S Jones Blvd STE 4200, Las Vegas, NV 89107. The company's Google Business Profile has a 5.0 rating from 63 reviews.
Frequently asked questions
Can an appraiser tell me what my house will sell for?
An appraisal provides an opinion of value for a defined effective date and intended use. An eventual sale price can be affected by later market conditions, exposure, negotiation, financing, condition, and transaction terms.
Is an appraisal the same as a home inspection?
No. An appraisal addresses value. A home inspection focuses on physical systems and defects. Specialized engineering, environmental, title, zoning, or legal questions may require other professionals.
Is the county assessor's value an appraisal of market value for my case?
The assessor's value serves property-tax administration. A private appraisal is developed for the client's stated effective date and intended use. Ask the relevant adviser what valuation evidence the matter requires.
Can I use an online home estimate?
An automated estimate may be useful for general curiosity, but it does not provide a property-specific appraisal scope, inspection, intended-use analysis, or explanation of the value conclusion. Whether it is sufficient depends on the decision and the requirements of the attorney, tax professional, court, or agency.
Do I need to be at the inspection?
Not always. A person who can provide access and answer property-history questions is helpful. Attendance and communication arrangements should be confirmed when scheduling.
Can both sides in a dispute rely on one report?
They may agree to a joint engagement, but the client, intended users, instructions, communication rules, and report distribution should be defined before the assignment begins.
Will you accept a requested value?
No. The appraiser is paid for independent professional services, not for reaching a predetermined result.
Can you appraise a property as of an earlier date?
Possibly. A retrospective appraisal requires sufficient historical property and market evidence. Provide the date, reason, records, and deadline so the appraiser can evaluate the assignment.
Request a residential appraisal
To discuss a Non-Lending residential assignment in Las Vegas, call Eagle Home Appraisal at (702) 920-4500 or send the property details.
Please include the address, intended use, effective date, intended users, access contact, property changes, and deadline. Accuracy begins with the right appraisal question.