File No.
Client No.
FHA Case #:
Subject / Client Information
Source of Information:
Street Address
City
State
Zip Code
Tax ID / Assessor Parcel #
Census Tract
County
Borrower
Owner of Public Record
Legal Description:
Property Type:
Occupant:  
Property Rights:
Assignment Type:
Lender/Client
Address
Listing History
Listing History: The Appraiser researched and analyzed the listing history for the subject property for the previous 12 months.
Currently Listed
List Price $
List Date
Previous listing within past 12 months
List Price $
List Date
Location    
Property Values    
Built-Up    
Demand/Supply    
Growth    
Marketing Time    
Site Area:
Zoning Compliance:
Is the Highest and Best Use Present Use?  
If No, Explain
Site Influences?  
(Complete only if completed in conjunction with Property Inspection Report)
If Yes, Describe
Sales Comparison Approach
FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3
Address
Proximity to Subject
Sales Price
$
$
$
$
Sale Price/Gross Liv. Area
$
$
$
$
Data Source
Verification Source
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment
Financing
Date of Sale
Location
View
Site Area
Quality
Actual Age
Condition
Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths
Room Count
Gross Living Area
Basement & Finished
Rooms Below Grade
Car Storage
Net Adjustment (Total)
$
$
$
Adjusted Sale Price of Comparables
Net Adj:
Net Adj:
Net Adj:
Gross Adj:
$
Gross Adj:
$
Gross Adj:
$
Based on a of the subject property, defined scope of work, statement of assumptions and limiting conditions, and appraiser's certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report is
$ , as of , which is the effective date of this appraisal.
File No.
Client No.
FHA Case #:
LISTING COMPARISON APPROACH
ITEM SUBJECT LISTINGS NO. 1 LISTINGS NO. 2 LISTINGS NO. 3
Address
Proximity to Subject
Current List Price
Sales/Listing Ratio
Date Adjustment
Forecasted Sales Pr.
For. Sale Price/GLA
$
$
$
$
Data Source
Verification Source
Value Adjustments DESCRIPTION DESCRIPTION +(-)$ Adj. DESCRIPTION +(-)$ Adj. DESCRIPTION +(-)$ Adj.
Location
View
Site Area
Quality
Actual Age
Condition
Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths
Room Count
Gross Living Area
Basement & Finished
Rooms Below Grade
Car Storage
Net Adjustment (Total)
$
$
$
Adjusted Sale Price of Comparables
Net Adj:
Net Adj:
Net Adj:
Gross Adj:
$
Gross Adj:
$
Gross Adj:
$
Transfer History
Transfer History:
The appraiser researched and analyzed the transfer history of the subject property for 3 years prior to the effective date of value and 1 year for each sale or as noted below:
Date/Amount Subject in past 36 Months Comp 1 in past 12 Months Comp 2 in past 12 Months Comp 3 in past 12 Months
$
$
$
$
Reasonable Exposure Time:   Based upon the analysis of market data a reasonable exposure time for the subject property determined to be
months
Sales and Listings Comments:
File No.
Client No.
FHA Case #:
Certifications and Limiting Conditions
Purpose of the Appraisal: The purpose of this appraisal is to form an opinion of market value for the real property that is the subject of this report based upon a quantitative sales comparison analysis.
Intended User: The Client named in Lender/Client Section page one of this report, and any assigns.
Intended Use: This Desktop Appraisal Report is intended for use only by the client. No other use is intended.
Prior Service Performance: I certify I    
performed a service on the subject property within the 36 months preceding acceptance of this assignment.
Definition of Market Value: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgably, and assuming the price is not affected by the undue stimulus. Implicit in this definition is the consummation of a sale as of the specific date and the passing of the title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and acting in what they consider their best interests; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of case in United States dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.
Scope of Work: The Scope of Work for this desktop appraisal is defined by the complexity of the appraisal problem to be solved, the nature of the market and property being appraised, the effective date of value, the cited definition of market value, certifications and statement of assumptions and limiting conditions. At a minimum, the appraiser did identify the Characteristics that are relevant to the purpose and intended use of the appraisal.
The Source of Information contained in the Subject Section of the Repor included MLS Public Records, Inspection Report, Aerial Imagery.
The Source of Information utilized to analyze the subject listing and transfer history and the comparable transfer included the local MLS and Public Records.
Utilizing the data from the local MLS, public records, a property inspection report, aerial imagery, the regression data incorporated into this appraisal, the appraiser analyzed all of the data, developed my analysis, opinions and conclusions contained in this desktop appraisal report.
The appraiser did not make a physical inspection of the subject property. The physical inspection of the subject property was completed by a professional property inspector and that information was relied upon by the appraiser as being accurate and representing the current condition of the subject property as of the inspection date, which is also the effective date of this appraisal.
The opinion of value was derived by development of the Sales Comparison Approach only. The Cost Approach and Income Approach were not developed due to the nature of the assignment and the determination their inclusion was not necessary to develop a credible opinion of market value.
Extraordinary Assumptions: Unless otherwise noted within a property inspection report, the subject is considered to be in overall average condition, generally conforms to the neighborhood in terms of style, condition, construction quality of building materials, external and economic factors.
Unless otherwise noted within a property inspection report, it also assumed there are no adverse conditions such as hazardous wastes, toxic substances, etc. in, on, or in the immediate vicinity of the subject property.
Information from third parties that was relied upon in the development of this appraisal is assumed to be accurate and factual. If such information is later found to be inaccurate it could impact the conclusions developed in this appraisal.
Hypothetical Conditions: Unless otherwise disclosed in this appraisal report, no hypothetical conditions were utilized in the development of this appraisal.
Statement of Contingent and Limiting Conditions: The appraiser's certification that appears in this report is subject to the following conditions:
  1. The appraiser will not be responsible for matters of legal nature that affect the subject property.
  2. The appraiser assumes the title is good and marketable and, therefore, will not render any opinions about the title. The property appraised on the basis of it being under responsible ownership.
  3. The appraiser will not give testimony or appear in court because he or she performed this appraisal unless specific arrangements to do so have been made beforehand.
  4. Except noted herein, the appraiser has not made an exterior or interior inspection of the subject property. The appraiser assumes that there are no adverse conditions associated with the improvements or the subject property site. Unless otherwise stated in this report, the appraiser has no knowledge of any hidden or apparent condition sof the property or adverse enviromental conditions (including the presence of hazardous wastes, toxic substances, etc.) present in the improvements, on the site or in tvhiecinity that would make the property more or less valuable, and has assumed that there are no such conditions. The appraiser makes no guarantees or warranties, expres sor implied, regarding the condition of the property. The appraiser assumes the improvements are in average condition. The appraiser will not be responsible for any such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report may not be considered an environmental assessment of the property.
File No.
Client No.
FHA Case #:
  1. The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by other parties.
  2. If a property inspection was completed on the subject property and provided to the appraiser, the appraiser assumes that information to be reliable, true, and correct.
  3. The appraiser will not disclose the content of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice.
  4. Unless otherwise noted, the appraiser has assumed that the subject real estate's zoning classification complies with local zoning code.
Appraiser's Certification: The appraiser certifies, to the best of my knowledge and belief:
  1. The statements of fact contained in this report are true and correct.
  2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
  3. I have no present or prospective interest in the property that is the subject of this report, and no personal interest with respect to the parties involved.
  4. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.
  5. My engagement in this assignment was not contingent upon developing or reporting predetermined results.
  6. My compensation for completing this assignment is not contingent upon developing or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurence of a stipulated result, or the occurence of a subsequent event directly related to the intended use of this appraisal.
  7. My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.
  8. I have not made a personal inspection of the property that is the subject of this report, nor did I make inspections of the comparable sales or listings used in this report.
  9. No one provided significant professional assistance to the person signing this report, unless otherwise noted and acknowledged within this report and in the certification.
APPRAISER SUPERVISORY APPRAISER (ONLY IF REQUIRED)
Signature
Signature
Name
Name
Company Name
Company Name
Company Address
Company Address
Telephone Number
Telephone Number
Email Address
Email Address
Date of Signature and Report
Date of Signature
Effective Date of Appraisal
State Certification #
State Certification #
or State License #
or State License #
State
or Other (describe) State #
Expiration Date of Certification or License
State
Expiration Date of Certification or License
Property Inspection:
ADDRESS OF PROPERTY APPRAISED
APPRAISED VALUE OF SUBJECT PROPERTY $
LENDER/CLIENT
Name
Company Name
Company Address
Inspector Name:
Email Address
Inspector ID#:
Inspection Date: