Appraisal MS is a residential real estate appraisal company founded in 2010, serving the greater Puget Sound region of Washington State. This page indexes everything published here: the eight appraisal services, 100 answered questions about the appraisal process, and a dedicated market page for each of the 63 cities we cover.
Four pages carry the weight of the site. Everything else branches off them.
Company overview, the eight services, the ten-step appraisal process, the appraiser team, service areas, and the quote request form.
100 answered questions — what an appraisal is, what it costs in Washington, how long it takes, what to do when it comes in low, and much more.
Submit a question directly to Chief Appraiser Gerry Allard — 32 years of Washington State experience. Free, no obligation.
Send us the property address and why you need the appraisal. You get a product recommendation, a fee, and a timeline within one business day.
All eight service types are detailed on the home page. Selecting one pre-fills the quote form.
Each page covers that city's residential market, the neighborhoods within it, and the specific factors that move appraised value there — waterfront bank type, view exposure, school district assignment, transit proximity, floodplain designation, and utility service. ● marks our five anchor markets.
All 100 questions live on a single searchable page. Here they are grouped by what people are actually trying to find out.
What an appraisal is, how it differs from an inspection, and how value is determined.
Licensing, certification, USPAP, independence, and Washington State requirements.
Purchase, refinance, FHA, VA, HELOC, cash-out, and what lenders and investors require.
Divorce, estate and probate, private assignments, and property tax appeals.
Pricing before you list, and appraisals for for-sale-by-owner sellers.
Who orders it, what it costs in Washington, how long it takes, and how it is delivered.
Comparables, the three approaches, adjustments, gross living area, and scope of work.
Luxury, waterfront, condo, multi-family, manufactured, rural, and investment property.
Appraisal contingencies, low values, reconsideration of value, review, and bias.
What happens at the inspection, what hurts value, and what actually helps.
Market trends, AVMs, BPOs, desktop and hybrid appraisals, AI, and the agent’s role.
The site is built as a hub and spoke. Knowing which page answers which kind of question saves you a click.
The Service Areas section on the home page links to all 63 city pages, grouped by county. Start there if you know the city but not the specifics.
City pages cover local value drivers and assume you already know how an appraisal works. When they raise a term you have not met — adjustment grid, effective date, gross living area — the FAQ defines it.
The FAQ answers are deliberately general, because the answer to “what affects my value” is different in Medina than it is in Bremerton. For the local version, go to your city page.
If neither the FAQ nor your city page answers it, Ask Gerry does. It is the low-commitment entry point — a real question answered by the chief appraiser, at no cost.
Questions about a specific property — what it is worth, what an appraisal would cost, how fast we can turn it — go through the quote form. Response within one business day.
What is an appraisal / what does it cost → FAQ.
What drives value in my city → that city page.
My property, my situation → quote form or Ask Gerry.
This site publishes machine-readable maps for search engines and AI assistants. They are open — you are welcome to read them.
/sitemap.xmlStandard XML sitemap. Every canonical URL with last-modified date and priority.
/llms.txtPlain-text index written for large language models: what this company does, what each page covers, and which topics we are authoritative on.
/llms-full.txtThe full text of the site in one file, including all 100 FAQ answers and every city summary.
/robots.txtCrawl policy. Search and AI answer-engine crawlers are explicitly allowed.