Appraisal services for Turlock and Stanislaus County homeowners

The top seven reasons why California homeowners use Carolyn D. Breeding, Appraisal Services:

Get a pre-listing appraisal (whether you're using an agent or selling the home on your own)
To challenge your property tax assessment in California
To lower your mortgage payments by removing PMI
Reinstate your Home Equity Line of Credit (or HELOC)
Review another appraiser's report for verification
If real estate property needs to be divided because of a divorce
To settle an estate in California by determining the true market value of the property in question


	Do you own a home in or near Turlock? Do you need help deciding the value of your real estate? Contact Carolyn D. Breeding, Appraisal Services.

We at Carolyn D. Breeding, Appraisal Services understand the individual needs of a consumer looking for appraisal services. While our typical business clients understand the appraisal process and standard reporting formats, you as a consumer will get extra customer service in the form of an explanation of the process and even special consumer-friendly reporting forms if the assignment allows for them.

Pre-listing Services/For Sale by Owner

Since you have an emotional attachment to your own house, it's often very hard to be objective about it. Professional appraisers, like the ones at Carolyn D. Breeding, Appraisal Services, are objective. We'll tell you what you need to know, not just what you want to hear. A professional appraisal is a very important negotiating tool once you have a likely buyer, in addition to helping you set a realistic selling price so your home will attract interested buyers. The appraisal is something concrete to show your buyer. The appraisal is an independent third party's opinion of your home's market value, not just you saying how much your house is worth. Interested buyers know you have an emotional attachment to your home and will be much more likely to give credibility to an experienced appraiser's value estimation than yours.

Challenge a property tax assessment

If you live in an area that is declining or not appreciating as much as other properties close by, your local tax assessor may have your home overvalued. That only means you are going to pay more taxes than you should. Since your property assessment may likely go up again in the next period, the quicker you take care of things like this, the better. Getting an appraisal from Carolyn D. Breeding, Appraisal Services is your strongest weapon when contesting your property tax assessment.

Appraisals to cancel PMI

PMI stands for Private Mortgage Insurance. A preferred money saver for homeowners is getting the PMI canceled from their mortgage loan, thus saving them money on their monthly payments. Once your mortgage loan is down below 80% of the value of your house, in most cases you can apply to your lender to have the PMI removed from your loan, which will make your monthly payments go down. We're qualified in helping homeowners just like you rid themselves of unneeded and unwanted PMI insurance.

Was your HELOC recently frozen?

If your property is in or near a declining area, your lender might just make the decision to automatically freeze your home equity line of credit (HELOC) - even if your specific property has not declined in value. This can be bad for your credit score since it may appear as though that credit line is maxed out, and also unsuitable from a cash flow angle. An expert appraisal from Carolyn D. Breeding, Appraisal Services can help you reinstate your HELOC.

Need Field and Desktop Appraisal Review Services?

Do you need a professional to double-check your appraisal for accuracy, or do you need a second opinion without the added expense and delay of waiting for a whole new appraisal? Carolyn D. Breeding, Appraisal Services offers field reviews where we'll go out and check the subject and comps. If you need it in a rush, we'll provide you with a desk review and verify as many facts as we can, using online data sources as well as our own files.

We can also provide a retrospective review of any appraisal you may have had in the past. While usually requested by banks, you may need to utilize this service if you suspect mortgage fraud related to your property.