Appraisal services for Central and Western Montana homeowners.

The top reasons MT homeowners call on 406 Valuation, LLC:

  1. Pre-listing appraisals (whether they're selling the home on their own or using an agent).
  2. Challenge a property tax assessment.
  3. Remove PMI to reduce your mortgage payments.
  4. Reinstate your Home Equity Line of Credit (or HELOC).
  5. Verify another appraiser's report.
  6. In the case of a MT divorce, when real estate property needs to be divided.
  7. To settle an estate in Ravalli county or MT by determining the true market value of property in question.
  8. To measure properties to rigorous ANSI standards.  Listing agents need to know the true Gross Living Area (GLA) of properties prior to listing.    

Do you need help deciding the value of your real estate?
Contact 406 Valuation, LLC.

We at 406 Valuation, LLC understand the special needs of a homeowner looking for appraisal services. Our business practices and reporting formats are relatively routine to our business clients like lenders, lawyers, and CPAs. But as a general consumer, we will provide you with extra guidance and explanations through the appraisal process to better understand what we do and how we report our conclusions.

For Sale By Owner (FSBO)/Pre-Listing Services

It's very hard to be objective about your home because you most likely have an emotional attachment to it. A professional appraiser is objective and will tell you what you need to know, not just what you want to hear. In addition to helping you set a realistic price to sell at so your property will attract many interested buyers, a professional appraisal is very important as a negotiating tool once you have an interested buyer. It's something tangible to show your buyer. An appraisal is an independent third party's opinion of your house's value -- not just you saying how much you think your house is worth. Potential buyers assume that you have an emotional attachment to your house and will be far more likely to give credibility to a seasoned appraiser's value judgement than yours.

Appraisals to cancel PMI

PMI stands for Private Mortgage Insurance. A popular way to cut expenses for homeowners is to get the PMI canceled from their mortgage loan, thus saving them money on their monthly payments. Your monthly payments will go down once your mortgage loan is below 80% of the value of your house. In most cases you can apply to your lender to have the PMI canceled from your loan. We're veterans in helping folks just like you abolish unwanted and unneeded PMI insurance.

Challenging property tax assessments
If you live in a region that is going down or is not appreciating as much as other homes close to yours, your local tax assessor may have your home overvalued. This means you are paying higher taxes than you should be paying. Since your property assessment may likely go up again in the next period, the sooner you take care of things like this, the better. An appraisal report from 406 Valuation, LLC is your #1 weapon when challenging your property tax assessment.

HELOC recently frozen?
Your lender just might make the decision to automatically freeze your home equity line of credit (HELOC) if your house is in a declining area -- even if your specific property has not declined in value. This can this be inopportune from a cash flow angle, and negative on your credit score since it may appear as though that credit line is maxed out. An appraisal from 406 Valuation, LLC can help you reinstate your HELOC.

We Offer Field and Desktop Appraisal Review Services

Have you just received a copy of your appraisal and you'd wish to have a seasoned appraiser double-check it for accuracy, or do you need a second opinion without the added cost and delay of waiting for a whole new appraisal? An appraiser from 406 Valuation, LLC can go out and check the subject and comps in question in a field review. If you need it ASAP, 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.

Need a retrospective review of an appraisal report? We can help with that too. While usually requested by banks, you may want to use this service if you suspect mortgage fraud related to your property.