Real estate appraisal services for homeowners in the city of Middlesboro and Bell County

The top seven reasons KY homeowners call on Ann C. Robinson Appraisals:

  1. Find the right listing price (whether they're selling the home themselves or using a real estate agent)
  2. Challenge property tax assessments
  3. To lower a mortgage payment by removing PMI
  4. Reinstate their Home Equity Line of Credit (or HELOC)
  5. Review another appraiser's report for verification
  6. In the case of a KY divorce, where real estate needs to be divided
  7. Determine the true market value of property in question to settle an estate in Bell county or KY

Own a house in or near Middlesboro, KY and need help deciding the value of it?
Contact Ann C. Robinson Appraisals.

At Ann C. Robinson Appraisals, we understand the particular needs of a customer in need of appraisal services. While our typical business clients understand the appraisal process and standard reporting formats, you as a consumer will get extra service in the form of an explanation of the process and even special consumer-friendly reporting forms if the assignment allows for them.

For Sale By Owner/Pre-Listing Services

It's very hard to be objective about your house because you probably 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 house will attract interested buyers, a professional appraisal is a crucial negotiating tool once you have an attainable buyer. The appraisal is something tangible to show the buyer. It's an independent third party's opinion of your house's price, and not just how much you think your house is worth. Interested buyers know that you have an emotional attachment to your house and will be much more likely to give credibility to an experienced appraiser's value opinion than yours.

Appraisals to remove PMI

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

Challenging property tax assessments

If you live in an area that is going down or not appreciating as much as other homes nearby, your local tax assessor may have your home overvalued. This only means you're probably paying higher taxes than you should be paying. The sooner you take care of a matter like this, the better off you'll be, since your property assessment may likely go up again in the next period. When challenging your property tax assessment, getting an expert appraisal from Ann C. Robinson Appraisals is your chief weapon.

Recently got a freeze your HELOC?

Even if your specific property has not declined in value, your lender may decide to automatically freeze your home equity line of credit (HELOC) if your home is in or near a declining area. This can this be unsuitable from a cash flow point of view, and damaging to your credit score since it may appear as though that credit line is maxed out. A professional appraisal from Ann C. Robinson Appraisals can help you reinstate your HELOC.

Need Field and Desktop Appraisal Review Services?

Would you like a second opinion without the expense and delay of waiting for a whole new appraisal? Or do you need an expert to double-check your appraisal for accuracy? Ann C. Robinson Appraisals offers field reviews where we'll go out and check the subject and comparables. Or, if you need it in a rush, we can provide 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? We can help you with that Even though this is typically requested by banks, you may desire to take advantage of this service if you suspect mortgage fraud related to your home.