Desktop Appraisal

A desktop appraisal is a USPAP-compliant valuation completed without an interior or exterior property inspection by the appraiser. Property characteristics are verified from MLS records, public records, prior listings, tax records, and aerial imagery. Comp selection, adjustment, and value reconciliation are performed at the same standard as a full appraisal. The difference is the absence of an in-person inspection.

Desktop appraisals are accepted by Fannie Mae and Freddie Mac for eligible refinances and purchases when the AUS (Automated Underwriting System) approves the loan with a desktop appraisal waiver. They’re also commonly used for: portfolio rebalancing, estate planning preliminary values, divorce settlement preliminary analysis, home equity decisions, and pre-listing pricing strategy. They’re not appropriate when an inspection is critical (significant condition issues, recent renovations, unique features).

For typical homes in active markets with good MLS data, desktop appraisals are highly accurate. The risk increases when (a) property condition differs materially from MLS representations, (b) the home has unique features not visible in photos, (c) the market has few recent comps, or (d) renovations have occurred not reflected in records. We disclose these risks in the report so users understand the limitations.

Standard desktop appraisals are completed in 24–72 hours from order. Rush options are available for time-sensitive matters. Because no inspection scheduling is required, desktop appraisals are typically the fastest USPAP-compliant valuation option available.

Desktop appraisals typically cost 50–70% of a full appraisal because no inspection is required. Final cost depends on property complexity, urgency, and intended use. We provide written quotes before engagement so you can compare desktop vs full appraisal options and choose the right scope for your needs.