Can you determine what the property was worth when we separated?

Yes. A retrospective appraisal develops an opinion of market value as of a stated earlier date, using the market data that existed at that time rather than today's market. Which date applies to your matter is a legal question, so it should be identified by you or your attorney and provided with the request.

Does someone need to inspect the property?

Usually, because condition, layout, updates and any deferred maintenance all affect value. The extent of the inspection depends on the assignment and is confirmed before work begins. Where an interior inspection is not possible, that limitation is disclosed in the report.

Can my attorney order the appraisal?

Yes. Attorney-ordered assignments are routine. The client, the intended use, the intended users and the effective date are confirmed in writing at the start, which governs how the report is prepared and to whom it may be released.

Can you appraise the property if my spouse is living there?

Access is the practical question rather than who occupies the property. Whoever is living there needs to allow entry at a scheduled time, and the appointment can be arranged through either party or through counsel. If access cannot be arranged, say so with your request so the available options can be discussed. Whether the other party is obliged to permit access is a legal question for your attorney.

Can you provide both a current and retrospective value?

Where appropriate, an assignment can address more than one effective date, which allows the change in value between those dates to be analyzed. Because each effective date requires its own analysis, this is confirmed as part of the scope of work at the outset.

How long does a divorce appraisal take?

It depends on the assignment. The property, the effective date, whether more than one date is involved, access to the property and current scheduling all affect timing, so no single timeframe applies to every assignment. If you have a mediation date, a filing deadline or another date that matters, include it with your request and timing will be addressed directly when the assignment is confirmed.

Divorce / Marital Dissolution

Independent Divorce Appraisals for Property Division

Clear, well-supported residential property valuations for divorce, mediation, settlement negotiations, attorney review, and other property-division matters throughout King, Snohomish, and Pierce Counties.

King, Pierce & Snohomish Counties, Washington
Impartial — not an advocate for either party
Ordered by a homeowner, both parties or an attorney

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Effective date

Which value do you need?

Divorce assignments differ mainly in the date the value is developed as of. If you are not sure which applies, say so with your request.

Current market value

As of a current effective date

An opinion of market value as of a current effective date, developed from recent comparable sales and present market conditions.

Retrospective value

As of a prior effective date

An opinion of market value as of a prior effective date — a date of separation, or another date specified for the assignment — using the market data available then.

Multiple valuation dates

More than one effective date

Where appropriate, an assignment can address more than one effective date, so how the value changed over that period can be analyzed.

If you are represented by an attorney, we can coordinate with your attorney regarding the appropriate effective date and intended use of the appraisal.

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When it applies

Common divorce appraisal situations

If yours is not listed, describe it with your request and the appropriate approach can be determined.

One spouse keeping the home

A value opinion to work from before buyout terms can be evaluated.

Property divided during settlement

One document both sides and their counsel can rely on.

Mediation or settlement negotiations

A neutral valuation rather than two competing pricing opinions.

Attorney-requested valuation

Ordered by counsel, with the scope and effective date set at the outset.

Date-of-separation valuation

A retrospective opinion as of the date identified for the assignment.

Current versus historical value

Two effective dates compared, to show how the value moved between them.

An independent opinion — not an advocate for either party

The appraiser’s role is to research the market and report a supported opinion of value. That opinion does not change based on which party ordered the appraisal or which outcome would suit them. Whoever engages the appraiser, the analysis and the conclusion are the same.

What to expect

How a divorce assignment proceeds

The scope and the effective date are settled before any analysis begins, so there are no surprises about what the report addresses.

A row of Craftsman-style homes with covered porches and green landscaping on a sunny Pacific Northwest day.

Tell us about the property
The address, the purpose of the appraisal, and the effective date if you already know it. Submitting a request commits you to nothing.
Confirm the assignment
The intended use, the effective date, the property information, the fee and scheduling are confirmed before any analysis begins.
Property inspection and research
The property is inspected where appropriate, and market data and comparable sales for the neighborhood are analyzed as of the effective date.
Receive the appraisal
A professionally developed report, delivered electronically, stating the opinion of value, the scope of work and the reasoning behind the conclusion.

For family-law attorneys

Independent Residential Valuation Support for Family-Law Matters

Northwest Express Appraisals provides independent residential valuation services for attorneys and their clients when real property value is relevant to divorce, mediation, settlement, or property division. Assignment scope, effective date, intended use, and other appraisal requirements can be coordinated directly with counsel.

Reports are written to be followed by a reader who was not involved in the analysis — the scope of work, the effective date and the comparable sales relied on are all stated, so the reasoning behind the conclusion can be reviewed rather than taken on trust.

The opinion of value is developed impartially and is not adjusted to suit the party who ordered it. For counsel, that is the point: a conclusion that was reached independently is one the other side has less room to dismiss.

Requirements specific to a matter — the effective date, an unusual property, or what a particular assignment needs to address — can be discussed before an assignment is accepted.

Attorney Appraisal Inquiry For attorneys and professionals

Credentials and independence

Washington State-Certified Residential Appraiser
Appraisals developed under professional appraisal standards.
USPAP-compliant appraisal practice
Assignments developed in conformity with the Uniform Standards of Professional Appraisal Practice.
Residential appraisal experience since 2009
Residential assignments across the central Puget Sound.
Serving the Puget Sound region
King, Pierce & Snohomish Counties, Washington.
Independent residential valuation
No interest in whether the property sells, at what price, or how a matter is resolved.

Service area

Divorce appraisals across King, Snohomish and Pierce Counties

Coverage stays limited to three counties because comparable selection in this market is a neighborhood judgment rather than a radius search.

King County

Seattle, Bellevue, Kirkland, Redmond, Renton, Kent and surrounding communities.

King County appraisals

Pierce County

Tacoma, Puyallup, Lakewood, University Place, Gig Harbor, Sumner and surrounding communities.

Pierce County appraisals

Snohomish County

Everett, Lynnwood, Edmonds, Marysville, Mukilteo, Mill Creek and surrounding communities.

Snohomish County appraisals

Before you request

Information that helps us get started

None of this needs to be perfect, and nothing here is required to make contact. Anything you already know shortens the back-and-forth.

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Property address
The street address, city and ZIP of the property to be appraised.
Purpose of the appraisal
That it relates to a divorce or marital property matter is enough.
Current or retrospective value
If you already know which is required. If not, say so and it can be discussed.
Requested effective date, if applicable
For a retrospective valuation, the date your attorney has identified.
Client and contact information
Who is engaging the appraiser, and how to reach you or your attorney's office.
Any timing considerations
A mediation date, filing deadline or other date that affects scheduling.

Common questions

Divorce appraisal questions

General information only. Questions about your own matter should go to your attorney.

Read the full FAQ

Need a Residential Appraisal for a Divorce?

Tell us about the property, the purpose of the appraisal, and any important dates. We'll review the assignment and help determine the appropriate next step.

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Washington State-Certified Residential Appraiser · Serving King, Pierce & Snohomish Counties