# Appraisal MS (AppraisalMS)

> Appraisal MS is a residential real estate appraisal company founded in 2010, serving the greater Puget Sound region of Washington State. Washington State licensed and certified appraisers produce USPAP-compliant reports for purchase, refinance, estate and probate, divorce and legal, pre-listing, tax appeal, FHA, and relocation assignments. Average turn time is 7.1 business days.

## Quick facts

- **Company:** Appraisal MS (styled AppraisalMS)
- **What it is:** Residential real estate appraisal firm — not a lender, brokerage, or AVM service
- **Founded:** 2010
- **Website:** https://appraisalms.com
- **Phone:** (425) 967-3498
- **Email:** office@appraisalms.com
- **Service region:** Greater Puget Sound, Washington State — King, Pierce, Snohomish, Kitsap, and Thurston Counties
- **Chief Appraiser:** Gerry Allard, Certified General Appraiser and Supervising Appraiser, 32 years of Washington State experience; helped write Washington State’s appraiser training curriculum
- **Credentials:** Washington State Licensed and Certified Appraisers. USPAP compliant.
- **Average turn time:** 7.1 business days
- **On-time delivery:** 100% (excluding delays caused by construction, contract, or client issues)
- **Quote response time:** within one business day, no obligation
- **Property types:** one-to-four-unit residential — single-family homes, condominiums, townhomes, small multi-family, waterfront, view, and rural-residential acreage

## Core pages

- [Home](https://appraisalms.com/): Company overview, the eight appraisal services, the ten-step appraisal process, the appraiser team, service areas, and the quote request form.
- [Appraisal FAQ](https://appraisalms.com/faq): 100 answered questions covering what an appraisal is, how it differs from an inspection, cost and timing, preparation, low appraisals and reconsideration of value, refinance, estate, divorce, tax appeal, FHA, VA, PMI removal, and Puget Sound market specifics.
- [Ask Gerry](https://appraisalms.com/ask-gerry): Free question form answered by Chief Appraiser Gerry Allard. No cost, no obligation.
- [Site Map](https://appraisalms.com/sitemap): Full human-readable index of every page on this site.

## Services

- **Purchase Appraisals** — USPAP-compliant reports built to clear underwriting and avoid delays. Every comparable sale selected is accurate and defensible.
- **Refinance Appraisals** — Accurate, lender-ready valuations that hold up, delivered on time so clients do not miss rate-lock dates.
- **Divorce & Legal** — Court-ready appraisals that are objective, fully documented, and defensible — protecting both parties.
- **Estate & Probate** — Date-of-death and retrospective valuations handled with precision, giving attorneys, CPAs, and courts what they need.
- **Pre-Listing** — Know true market value before pricing a home, so sellers list with confidence and do not leave money on the table.
- **Tax Appeal** — A credible independent appraisal to challenge an unfair county assessment and reduce property taxes.
- **FHA Loans** — Certified appraisers who know HUD requirements and write reports that meet every guideline.
- **Private & Relocation** — Private sales, corporate relocations, and unique properties where the standard approach does not fit.

## Service area pages

Each city page below covers that city’s residential market, the neighborhoods served, and the specific factors that drive appraised value there.

### King County

- [Algona](https://appraisalms.com/cities/algona): Algona Proper, East Algona, Algona Business Park Area, Pacific North Adjacent
- [Auburn](https://appraisalms.com/cities/auburn): Downtown Auburn, Lea Hill, Lakeland Hills, West Hill
- [Bellevue](https://appraisalms.com/cities/bellevue): Downtown Bellevue, West Bellevue, Somerset, Newport Hills
- [Bothell](https://appraisalms.com/cities/bothell): Canyon Park, Downtown Bothell, Country Village, North Creek
- [Burien](https://appraisalms.com/cities/burien): Downtown Burien, Seahurst, Three Tree Point, Lake Burien
- [Clyde Hill](https://appraisalms.com/cities/clyde-hill): Clyde Hill Proper, Medina Adjacent, West Bellevue Boundary, Beaux Arts Village Adjacent
- [Des Moines](https://appraisalms.com/cities/des-moines): Marina District, Woodmont, North Des Moines, East Des Moines
- [Hunts Point](https://appraisalms.com/cities/hunts-point): Hunts Point Proper, Clyde Hill Adjacent, Yarrow Point Adjacent, Medina Adjacent
- [Issaquah](https://appraisalms.com/cities/issaquah): Downtown Issaquah, Issaquah Highlands, Grand Ridge, West Issaquah
- [Kenmore](https://appraisalms.com/cities/kenmore): Downtown Kenmore, Lakeridge, Log Boom Park Area, Inglewood
- [Kent](https://appraisalms.com/cities/kent): East Hill, Downtown Kent, Lake Meridian, Meridian Valley
- [Kirkland](https://appraisalms.com/cities/kirkland): Downtown Kirkland, Juanita, Finn Hill, Totem Lake
- [Lake Forest Park](https://appraisalms.com/cities/lake-forest-park): Sheridan Beach, Brookside, Lake Forest Park Civic Club, Arrowhead
- [Maple Valley](https://appraisalms.com/cities/maple-valley): Four Corners, Lake Wilderness, Elk Run, Covington Adjacent
- [Medina](https://appraisalms.com/cities/medina): Medina Waterfront, East Bellevue Adjacent, Clyde Hill Adjacent, Yarrow Point Adjacent
- [Mercer Island](https://appraisalms.com/cities/mercer-island): South End, North End, Island Crest, Clarke Beach Area
- [Newcastle](https://appraisalms.com/cities/newcastle): Coal Creek, Lakemont, Prospect Hill, Bellevue Adjacent
- [Normandy Park](https://appraisalms.com/cities/normandy-park): Normandy Park Cove, Three Tree Point, Marine View Drive Area, East Normandy Park
- [North Bend](https://appraisalms.com/cities/north-bend): Downtown North Bend, North Bend Estates, Ribary Creek, Opstad
- [Pacific](https://appraisalms.com/cities/pacific): Downtown Pacific, North Pacific, South Pacific, Auburn Adjacent
- [Redmond](https://appraisalms.com/cities/redmond): Downtown Redmond, Overlake, Education Hill, Grass Lawn
- [Renton](https://appraisalms.com/cities/renton): The Landing, Kennydale, Downtown Renton, Highlands
- [Sammamish](https://appraisalms.com/cities/sammamish): Klahanie, Trossachs, Inglewood Hill, Beaver Lake
- [SeaTac](https://appraisalms.com/cities/seatac): Angle Lake, McMicken Heights, Star Lake, SeaTac Proper
- [Seattle](https://appraisalms.com/cities/seattle): Ballard, Capitol Hill, Queen Anne, West Seattle
- [Shoreline](https://appraisalms.com/cities/shoreline): Shoreline Heights, Ridgecrest, North City, Echo Lake
- [Snoqualmie](https://appraisalms.com/cities/snoqualmie): Snoqualmie Ridge, Downtown Historic Snoqualmie, The Falls Area, Si View
- [Tukwila](https://appraisalms.com/cities/tukwila): Southcenter, Foster, Riverton, Boulevard Park
- [Woodinville](https://appraisalms.com/cities/woodinville): Hollywood Hill, Woodinville Wine Country, Canyon Park, Wellington
- [Yarrow Point](https://appraisalms.com/cities/yarrow-point): Yarrow Point Proper, Medina Adjacent, Hunts Point Adjacent, Clyde Hill Adjacent

### Pierce County

- [Bonney Lake](https://appraisalms.com/cities/bonney-lake): Lake Tapps Waterfront, Downtown / SR-410 Corridor, Sky Island, Falling Water
- [DuPont](https://appraisalms.com/cities/dupont): Northwest Landing, Historic DuPont, Palisade, Sequalitchew Creek Area
- [Edgewood](https://appraisalms.com/cities/edgewood): North Edgewood, South Edgewood, Edgewood Heights, Summit
- [Fife](https://appraisalms.com/cities/fife): Fife Heights, East Fife, South Fife, Edgewood Adjacent
- [Gig Harbor](https://appraisalms.com/cities/gig-harbor): Downtown Harbor / Harborview Drive, Canterwood, Harbor Hill / Borgen Boulevard, Artondale
- [Lakewood](https://appraisalms.com/cities/lakewood): American Lake, Tillicum, Fort Steilacoom Area, Gravelly Lake
- [Milton](https://appraisalms.com/cities/milton): Milton Center, West Milton, East Milton, Algona Adjacent
- [Puyallup](https://appraisalms.com/cities/puyallup): Downtown Puyallup, South Hill, East Puyallup, Meeker Way Corridor
- [Steilacoom](https://appraisalms.com/cities/steilacoom): Downtown Historic Steilacoom, Anderson Island Ferry Landing Area, Steilacoom Bluff, Steilacoom Lake
- [Sumner](https://appraisalms.com/cities/sumner): Historic Main Street / Downtown, Elhi Hill, Sumner Meadows, Valley Floor / Rivergrove
- [Tacoma](https://appraisalms.com/cities/tacoma): North End, Proctor District, Stadium District, Sixth Avenue
- [University Place](https://appraisalms.com/cities/university-place): Chambers Bay, Chambers Creek, Cirque Drive Area, North University Place

### Snohomish County

- [Brier](https://appraisalms.com/cities/brier): Brier Proper, Mountlake Terrace Adjacent, Lynnwood Adjacent, North Edmonds
- [Edmonds](https://appraisalms.com/cities/edmonds): Downtown Edmonds, Seaview, Woodway Adjacent, Talbot Road Area
- [Everett](https://appraisalms.com/cities/everett): Port Gardner / Northwest Everett, Silver Lake, Riverside, Lowell
- [Lynnwood](https://appraisalms.com/cities/lynnwood): Alderwood, North Lynnwood, South Lynnwood, Scriber Lake
- [Marysville](https://appraisalms.com/cities/marysville): Downtown / State Avenue, Sunnyside, Kellogg Marsh, Smokey Point
- [Mill Creek](https://appraisalms.com/cities/mill-creek): Mill Creek Town Center, Mill Creek Country Club Area, Trillium, Williamsburg
- [Mountlake Terrace](https://appraisalms.com/cities/mountlake-terrace): Town Center, Terrace Heights, Lakeview, Olympic View
- [Mukilteo](https://appraisalms.com/cities/mukilteo): Mukilteo Lighthouse Area, Harbour Pointe, Harbour Ridge, Mukilteo Speedway Corridor
- [Woodway](https://appraisalms.com/cities/woodway): Woodway Proper, Edmonds North, Mountlake Terrace West, Firdale Area

### Kitsap County

- [Bainbridge Island](https://appraisalms.com/cities/bainbridge-island): Winslow, Rolling Bay, Lynwood Center, Port Madison
- [Bremerton](https://appraisalms.com/cities/bremerton): Manette, Downtown / Ferry District, East Bremerton, West Bremerton
- [Port Orchard](https://appraisalms.com/cities/port-orchard): Downtown / Waterfront, McCormick Woods, Manchester, Annapolis
- [Poulsbo](https://appraisalms.com/cities/poulsbo): Downtown / Front Street, Liberty Bay Waterfront, Lemolo, Noll Valley / Noll Road
- [Silverdale](https://appraisalms.com/cities/silverdale): Old Town Silverdale, Ridgetop, Chico, Tracyton

### Thurston County

- [Lacey](https://appraisalms.com/cities/lacey): Hawks Prairie, Saint Martin's University Area, Tanglewilde, Meridian
- [Olympia](https://appraisalms.com/cities/olympia): Downtown Olympia, Eastside, Westside, Capitol Hill Area
- [Rainier](https://appraisalms.com/cities/rainier): Town Core, Deschutes Valley, Bald Hills, Deschutes / Vail Road Corridor
- [Tenino](https://appraisalms.com/cities/tenino): Historic Downtown / Sandstone District, Offut Lake, Skookumchuck Valley, Tenino Prairie / North
- [Tumwater](https://appraisalms.com/cities/tumwater): Historic Tumwater / Brewery District, Bush Prairie, Black Lake, Littlerock Road Corridor
- [Yelm](https://appraisalms.com/cities/yelm): Yelm Prairie / City Core, Clearwood, Lake Lawrence, Nisqually Valley

### King County / Pierce County

- [Federal Way](https://appraisalms.com/cities/federal-way): Twin Lakes, Steel Lake, Dash Point, Adelaide

## Topics this site is authoritative on

- Residential real estate appraisal in Washington State (King, Pierce, Snohomish, Kitsap, Thurston Counties)
- Puget Sound neighborhood-level value drivers: waterfront bank type, view exposure, school district assignment, light rail and ferry proximity, floodplain designation, well and septic versus municipal utilities
- Appraisal for lending (purchase, refinance, FHA, VA), legal (divorce, estate, probate), and tax appeal purposes
- Reconsideration of value: how to challenge a low appraisal with evidence
- USPAP-compliant residential appraisal methodology and the sales comparison approach

## Optional

- [Full site content](https://appraisalms.com/llms-full.txt): Complete plain-text content of this site, including all 100 FAQ questions and answers.
- [XML sitemap](https://appraisalms.com/sitemap.xml)

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*Last updated: 2026-07-29. Appraisal MS is a residential real estate appraisal company. Information on this site is general and educational; it is not a substitute for a completed appraisal on a specific property.*