Appraisal report — sample format
Certified Opinion of Value
Subject · 3 bed · 2 bath · Plano, TX
$0
USPAP-compliant · effective date as ordered
Appraiser of record
Effective date · as ordered
Situations
What do you need it for?
Divorce
A court-ready number neither side can wave away.
from $550→ Estate & probateThe value the court, the executor, and the IRS need.
from $550→ Selling / pre-listingKnow the real number before you list.
from $450→ Property-tax protestIndependent proof your home is worth less than the county says.
from $550→ PMI removalProve you’ve got the equity to drop mortgage insurance.
from $450→ Something elseSee every situation we appraise for.
12 situations→The service levels
Three ways to get your appraisal
Chart
Remote · no visit · 1–2 business days
$450
A licensed appraiser’s opinion of value from your photos and our market data — fast, and nobody has to come to the house.
Best for: pre-listing, PMI removal, planning, and simple or informational needs.
Compass
Full on-site · 3–5 business days
$550
The complete appraisal: full inspection, measured sketch, the right comparable sales, USPAP-compliant adjustments — every one statistically supported.
Best for: divorce, estate & probate, date-of-death, tax protest, most legal and tax uses.
Beacon
On-site + priority · report within 24 hours of inspection
$650
Everything in Compass, fast-tracked at every step, with your report delivered within 24 hours of the inspection.
Best for: hearing dates, filing deadlines, urgent decisions, high-value homes.
Add-on — Measurement & floor plan (ANSI)
$175
A precise ANSI measurement and floor-plan sketch — on its own, or added to any appraisal.
Prices are for typical homes. Larger, unique, or complex properties get the same service at an exact fee we confirm within one business day — before any work begins. Not sure which one fits? Tell us your situation and we’ll recommend the right one — you’re never locked in. See pricing →
Why not just check Zillow?
A Zestimate is a guess. An appraisal is evidence.
Zillow and Redfin are algorithms reading public records. They’ve been wrong on a single home by six figures. A court, the IRS, or an appraisal review board won’t accept a guess — and neither should you. A Bearing appraisal is a licensed appraiser who inspects the home, pulls the right comparable sales, and signs a defensible opinion of value you can actually hand to someone. See how an appraisal beats a Zestimate, a CMA, and a BPO →
How it works
Ordering is easy as 1-2-3
1
Order in one form.
Tell us the address, what it’s for, and when you need it.
2
We confirm your flat fee within one business day
— and schedule the inspection around you.
Proof
Built to be questioned.
Certified. Local.
DFW born and based — our appraisers work the same counties they grew up in.
Statistics, not gut feel.
Adjustments are supported by software — regression models, paired-sales analysis, and sensitivity testing run on real MLS data.
Independent by design.
We don’t work for a lender, and we don’t work for “your side.” That’s exactly why our conclusions hold up.
An ordering service — not an AMC.
You order from Bearing; an independent certified appraiser performs the work. No lender panels, no fee-splitting, never a lender assignment.
For the people who order often
One ordering desk for all of it.
Our guarantee, in writing
If your report isn’t in your inbox within 5 business days of the inspection, we take $100 off. The fee is flat — published right here — and it never changes after you order.
Straight answers
Questions worth asking
How is this different from a Zestimate or Redfin estimate?
Those are algorithms guessing from public data — wrong on a single home by six figures, sometimes. An appraisal is a licensed professional who inspects your home, pulls the right comparable sales, and signs a defensible opinion of value you can hand to a court or the IRS.
Do I even need an appraisal? I don’t have a lender.
You can order one for any reason — no lender required. The report is yours to use for divorce, estate, taxes, or a sale. Not sure? Take the free 15-minute read and we’ll tell you honestly — even if the answer is “you don’t.”
Can you value the home as of a past date?
Yes. Retrospective appraisals — date of death, date of separation, a prior tax year — are standard practice, not a special request. Just tell us the effective date when you order.
Get the number you can stand behind.
One form. A flat fee confirmed within one business day. A report built to hold up.
Start your appraisal