Houses that have reverted to the bank's control and houses in

foreclosure present various appraisal difficulties.


When there is a house in foreclosure, it's important to understand

market value versus a "quick disposition" assessment to analyze

your likely charge-off liability. At Babros & Associates, LLC we have

the experience in both producing snapshots of market value for our

mortgage clients, as well as "quick sale" forecasts that understand

your timeline.


Owners of homes in foreclosure, of course, can present unique

challenges: For example, they might be disinclined to allow an

inspection of the property. Often the properties show signs of

vandalism, unfortunately at the hands of the residents. Or, it's

common to find a house at a minimum abandoned or the home

languishing in disrepair for long periods of time.


If you're dealing with a home that has already changed to bank

owned, you will be interested in a quick disposition. But you may

want to understand and analyze three values: as-is, as repaired,

and "quick sale". These represent:


•The value of the house without any repairs performed

•Value with the repairs required to make the home

marketable at full market value - comparable with

similar homes in the neighborhood

•Somewhere in the middle, with minor investment in

repairs - to get rid of the home quickly, possibly as a

"fixer-upper"


Again, we understand your timeline and the special situation

of an REO property, as well as the specific data you will need -

competing listings, market trends and the like.

• Foreclosure and REO Appraisals

Settling an estate is an important and sometimes stressful task.

It's up to you as an executor to carry out the wishes of a loved one

as quickly and with as much dignity as possible. You can count on

Babros & Associates, LLC to act expeditiously and with as much

sensitivity to the feelings of everyone in bereavement.


Attorneys and accountants depend on our conduct when

calculating real estate values for estates, divorces, or other

disputes requiring a value being determined for real property.

Generally, all parties will have different suggestions of how the

appraisal process should work; however, our experience of the

estate process satisfies all parties involved. We supply appraisal

reports that surpass the necessities of the courts and other agencies.

Settling an estate usually depends on an appraisal to determine

market value for the house affected. We understand that in times l

ike this, acquiring an appraisal is the furthest thought from your

mind. So, we understand that the date an appraisal report is

ordered will be different from the date of death. We are

comfortable with the practices and requirements needed to

perform a retrospective appraisal with an effective date and

market value estimate matching the date your loved one passed

away. The ethics provision stated within the Uniform Standards of

Professional Appraisal Practice (USPAP) keeps our company to

confidentiality, ensuring the fullest degree of privacy for you and

your loved ones.


Many times, people do not fully appreciate the necessity in having

an exhaustive appraisal report prepared in support of the figures

shown in general documents filed with the IRS and California state

agencies.


Opinions of value displayed in documents provided to revenue

authorities absolutely should be backed by a detailed report as

to how the appraiser arrived at his conclusions. Such a report will

definitely demonstrate to the California agencies that the numbers

used are accurate and substantiated.


An executor will be reassured by a report by

Babros & Associates, LLC which will give him undeniable facts

and figures to deal with any legal agency's requirements.

You need not worry over anything, because we will be there

to back up our appraisals if they are ever refuted.

• Settling an Estate

Many homeowners are receiving tax bills that don't seem to be

in line with the real value of their homes.


Don't pay more taxes than needed!


We've been performing residential real estate appraisals

throughout Los Angeles and Orange Counties for over a decade,

so we know the market.


We can provide you with an accurate, professional, and

unbiased valuation of your property. As so many homeowners

have already done, you can take that information to your

tax board and potentially save hundreds of dollars on your

taxes. It's easier than you think and you can only benefit from it!

• Save on Taxes

Divorce is a painful process. Among the countless issues to worry

about is the issue of “what do we do with our property?” There are

two obvious choices when it comes to the shared property - it can

be sold and the proceeds divvied up, or one party can "buy out"

the other. In either case, it would be wise to order an appraisal of

the shared property.


A divorce appraisal must have a well-supported, authoritative

value conclusion that can be supported to a judge.

Babros & Associates, LLC pledges to give you the very best

in service with courtesy and the highest quality appraisal.

We understand how to care for the sensitive needs of a

divorce situation.


California attorneys as well as accountants rely on our opinions

when figuring out what real property is worth for estates, divorces,

or other disputes requiring a value opinion. We understand their

needs and are used to dealing with all parties involved. We create

appraisal documents for courts or various agencies that meet or

exceed their requirements.


For attorneys dealing with a divorce, your case's material facts

customarily require an appraisal to establish market value for the

residential real estate involved. A lot of the time the divorce date

can be different from the date you ordered the appraisal. We are

familiar with the processes and what is imperative to perform a

retrospective appraisal that has an effective date and Market

Value conclusion that matches the date of divorce. For each

divorce appraisal we perform, we remain conscious of the fact

that they need to be handled with total professionalism. The ethics

provision within the Uniform Standards of Professional Appraisal

Practice (USPAP) means the highest amount of confidentiality,

resulting in the utmost discretion.

• Dissolution of Marriage

Estate tax liability.  Disposition of assets under a will or in probate. 

There are many situations -- none of them lacking stress and

complexity -- where you might need an appraisal of property

that states an opinion of what the property was worth on a date

some time ago, rather than when the appraisal is ordered. 

For estate tax purposes or disposition of the assets of a decedent,

a "date of death" valuation is often required. (Sometimes, the

executor of the estate may choose to have the date be six

months after the date of death -- but the same principles apply.)

 

Attorneys, accountants, executors and others rely on 

Babros & Associates, LLC for "Date of Deceased" valuations

because such appraisals require special expertise and training. 

They require a firm that's been in the area for some time and

can effectively research comparable contemporaneous sales. 

 

Real property isn't like publicly traded stock or other items

which don't fluctuate in value very much or for which historical

public data is available. You need a professional real estate

appraiser, bound by the Uniform Standards of Professional

Appraisal Practice (USPAP) for a high degree of confidentiality

and professionalism, and you need the kind of quality report

and work product taxing authorities and courts need and expect.

• Date of Death Valuations

In addition to “how much?”, there may be other important

questions to ask yourself before listing your home.  Questions like

''Would it be better to paint the entire house before we sell it?”,

''Should I put in that third bathroom?'', ''Should I complete my

kitchen remodel?'' Many things which we do to our houses have

an effect on their value.  Unfortunately, not all of them have an

equal effect. While a kitchen remodel may improve the appeal

of a home, it may not add nearly enough to the value to

justify the expense.


We can step in and help make these decisions. Unlike a real

estate agent, an appraiser has no vested interest in what

amount the house sells for. Our appraisal fees are based on

efforts to complete the report and not a percentage of the

sales price. So a professional appraisal can often help

homeowners make the best decisions on investing in

their homes and setting a fair sales price.

• Home Improvements

If you’re working with a real estate agent to list your property,

more than likely they’ll provide you with a Comparative Market

Analysis (CMA) that lists selected sales in your area as one of the

first steps in determining what to set as the “Listing Price". This step

is vital if you're going to maximize your profit and minimize the

home’s time on the market.


But even if you're working with the most experienced real estate

agent, it's probably in your best interest to have an objective

third-party's opinion of value prior to signing a Listing Agreement.

And that’s where we come in. We can provide you with a

pre-listing appraisal so both you and your agent have an

accurate description of your home's features and a detailed

analysis of the most recent and similar "comparable sales" or as

they're commonly called, "Comps". In addition to helping you set

a realistic selling price so your home will attract buyers, a

professional appraisal can:

 

•Be a very valuable negotiating tool once you have a

potential buyer

•Impress buyer’s with written proof of your home’s

condition inside and out

•Make yourself aware of problems and eliminate

last-minute repair hassles that might delay a closing

•Decrease the chances of unknown problems that

cause sales to fall through

•Eliminate the wait for the buyer or their mortgage

company to get the appraisal done on their own


Many people are surprised when they find out that the market

value of their home is much more than they thought, so investing

in a professional appraisal actually allowed these people to

receive several thousand more dollars than they thought they

would when their home was sold. Others have an inflated

opinion of their home's value and an appraisal helped them

to realistically price their home in order for it to sell.  An

overpriced home will not attract buyers, which means no

offers and no closing and that you have wasted valuable

time, money, and efforts.

• Pre-Listing Appraisal Services

Some of the appraisal services we provide include:

Services

In this section:


• Mortgage Appraisals (FHA included)

• Divorce Settlement 

• Pre-Listing Appraisals 

• Estate Planning

• Property Tax Reassessment 

• Date of Death Valuations

• REO Appraisals 

• Home Improvements

Babros & Associates, LLC offers a variety of residential

appraisal services throughout Los Angeles and Orange

Counties including mortgage appraisals (FHA included),

Divorce Settlement, Pre-listing appraisals, Estate Planning,

Relocation appraisals, REO appraisals,

Property Tax reassessment

and much more.

Babros and Associates, LLC

Prosfessional Residential Appraisal

(310) 376-5887