Discover Your Home's True Value

Expert Property Valuations for Informed Decisions

Over 47 Years of Appraisal Experience


CMH Appraisals is a trusted name in the real estate appraisal industry, with 47 years of combined appraisal experience providing accurate and reliable residential appraisal services in Davison, MI. Our two FHA-approved appraisers are dedicated to providing our clients with expert knowledge, professionalism, and unparalleled service in the appraisal industry. Whether you are buying or selling a home, refinancing a mortgage, or needing an appraisal for any other reason, CMH Appraisals is the go-to choice for precise and dependable real estate appraisals.

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Types of Appraisals


  • Primary and Secondary Mortgages
  • Estates
  • Divorces
  • Tax Appeals
  • New Construction
  • Insurance
  • Vacant Land
  • Manufactured HUD code & modular BOCA code homes
  • Market Value
  • UAD Format
  • XML Format
  • ENV Format

Service Areas


Click the button below to find out our areas of coverage.

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Determining Your Property's Worth

  • The General Condition of the Property

    Before getting too specific, the appraiser will make broad observations about the house, such as the materials utilized throughout, the state of the building, and any concerning physical features that would affect its suitability for habitation. One of the first things appraisers check for is this! They will take note of anything that appears to be structurally questionable or dangerous to live in. They will also look for things like broken faucets, missing door handles, and other maintenance-related problems as well as the general care of the house. They won't pay attention to how clean the house is, but they will search for indications of abuse, such as ripped carpeting, shattered windows, damaged flooring, damaged appliances, cracked walls, and broken doors.

  • The Location of the Property

    Assessors will consider where the house is situated. The location of the home will be taken into account by the appraiser while performing the appraisal. A home's value is significantly influenced by its location. They will evaluate the house's closeness to good schools, its safety record, and its distance from a hospital, a fire station, and a police station. They will evaluate the home's closeness to owner-occupied homes, renter-occupied homes, and foreclosed properties as well as its location on a major road. They will also take note of whether it is in an urban or rural area or a suburban community. Homes will be valued significantly higher than in less desirable areas in places

  • The Home's Age

    The age of the home is one factor that many people overlook when considering an appraisal. Both new and old homes have benefits and drawbacks, so a home isn't necessarily guaranteed to appraise just because it's new. While newer homes may have issues, older homes are often kept up better and are sometimes found in historic areas. Nevertheless, the appraisal procedure will take the age of the house into consideration. properties built more recently are always valued greater than older properties.

  • The Home's Interior/Exterior Condition

    The interior of the house is often the area where the appraiser invests the most time. A home's structure and general condition are evaluated by an appraiser. They often start by determining the amount of bedrooms and bathrooms as well as whether or not there is a basement, attic, or crawl space when evaluating a home's interior. The foundation style of the house will be noted, and the materials used for the walls, windows, and floors will be evaluated.


    They usually don't focus as much on the home's appearance, although they will notice if it's very dilapidated. They will inspect the walls, ceilings, doors, windows, leaky faucets, and any apparent electrical problems.


    A house appraiser will spend time inspecting the home's exterior to make sure the structure is sound. They will search for any indications of water damage or other issues, such as a cracked or sagging chimney (which could signify structural damage), an uneven porch, or uneven stairs leading up to the house.


    The value of your home will also be significantly influenced by the condition of the roof. The appraiser will evaluate the roofing quality of the home because damaged roofs lead to infestation, leaking, and other issues. Speak with your real estate agent if you are aware of roof issues with your house before shelling out tens of thousands of dollars to fix them.

  • Improvements to the Property

    The appraiser will take note of any newly renovated areas of the home, particularly the kitchen and bathrooms. Additionally advantageous are any eco-friendly features of the house, such as energy-efficient equipment. A fireplace, a porch, a patio, or a fence around the house will also be noted.


    While some house upgrades increase a home's value, others do not.


    Your home can be worth more if it has central air conditioning rather than individual air conditioners in each room. In addition, the appraiser will determine whether your heating system uses electricity, gas, or oil and will make a note of any outdated heating and cooling equipment.


    Any extra improvements to the house, including fresh hardwood floors, a new front or back door, a new roof, etc. can add to the value of your home.

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Appraisals Are the First Step in Any Real Estate Transaction


Real estate appraisals play a crucial role in the property market by providing an objective assessment of a property's value. These evaluations help buyers, sellers, and lenders make informed decisions regarding real estate transactions. By considering various factors such as location, condition, and comparable sales, real estate appraisals provide a reliable and unbiased estimate that ensures fair pricing and mitigates risks associated with overvaluation or underestimation of property worth.

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Meticulous Data Analysis for Accurate Appraisals


One of the most important tasks an appraiser must accomplish is to assimilate data. Data can be described as either specific or general. Specific data is collected from the home itself: location, condition, amenities, size, and other specific data are gathered by the appraiser during an inspection. General data is gathered from a variety of sources. To research recent sales to be used as "comps", an appraiser will often go to the local Multiple Listing Service boards, of which we are members with three different MLS boards, to acquire the most comparables. To double-check actual sales prices, we use tax records, assessing data, and other public documents. Flood zone data is gathered from FEMA data outlets, such as A la Mode's InterFlood service. And most importantly, the appraiser gathers general data from his or her collective knowledge gained doing assignments for other houses in the same market.

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Do I need an appraisal?

 There are a lot of reasons to order an appraisal, with the usual being real estate and mortgage transactions. Other reasons for ordering an appraisal include:

  • If you are applying for a loan.
  • To reduce your property taxes.
  • To show a homeowner has 30% equity and remove PMI.
  • To fight high property taxes.
  • To settle an estate.
  • To provide you a leg-up when purchasing a home.

  • To figure out the most probable property value when listing your home.
  • To ensure parties are provided just compensation in eminient domain cases.
  • Government agencies such as the IRS require an appraisal on every home.
  • If you ever find yourself in a lawsuit.

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We Work With

Attorneys

Expert, unbiased testimony, and consulting services.

Accountants

Accurately determine the value of your client’s real estate property.

Agents/Realtors

Help sellers list their property at a fair price to sell their properties faster.

Homeowners

Do you feel like you’re overpaying property taxes? Hire an appraiser. 

Do you want to eliminate PMI from your monthly mortgage payment? Hire an appraiser

We provide expert accurate appraisals in tax appeals, fair market value, divorces and estate divisions.

Lending Institutions

Reliable, dependable appraisals, every time.

Customized Appraisals for All Property Types


We appraise all residential property types, including single-family homes, condominiums, townhomes, new construction, vacant land, manufactured HUD code homes, modular BOCA code homes along multi-family properties. We cover all of Genesee, Lapeer and Tuscola counties and cover parts of Livingston, Saginaw, Sanilac, St. Clair and Oakland counties.

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Appraisals for Single Family Homes, Condos, and Much More

We offer appraisers for:


  • Residential-Single Family/Condo
  • New Construction
  • Manufactured/Modular Homes
  • Vacant Land
  • Multi-Family Properties


Contact us today to get started!

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Are you looking for a Qualified appraiser and/or FHA-approved appraiser?

You've come to the right site.


We have 2 experienced Certified Residential FHA approved appraisers within our company.

CMH Appraisals has been in business for over 23 years with 28 years in the appraisal profession. 

We have 47 years of combined appraisal experience within the real estate industry. 


Our company can provide quality, dependable, unbiased, quick appraisal reports for all your real estate needs. 

We service the counties of: Genesee, Lapeer, Tuscola, Oakland, Saginaw, St. Clair, Sanilac, Livingston counties.


Contact us for all your appraisal services needed.

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Client Testimonials

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I went on Google to give you a review but I didn’t see anywhere to post it. I just wanted to thank you for coming to our house in Millington and doing the appraisal! I was happy with your service. I wanted to say that I appreciate your professionalism and how you came here and you were friendly and helpful. I have had a few appraisals and the guys were very rude and treated me like crap. Your service really stood out!! I would love for you to do the appraisal at our new house!! Again thank you for your service!

I (LOAN OFFICER) was talking with the builder yesterday and he had mentioned how he ran into you while you were inspecting his new build home and complemented your professionalism and how quick and efficient everything has been going. I just wanted to let you know. Thank you for being the best!

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Frequently Asked Questions

  • Why CMH Appraisals are so popular?


    CMH Appraisals offers quality, quick, independent real estate appraisals within the counties of Genesee, Lapeer, Tuscola, Oakland, and Saginaw, MI. We are located in Davison, MI, have been in the business for 47 years, and have two FHA-approved residential appraisers available Monday through Friday and weekends by appointment only. We specialize in real estate appraisals for residential single-family/condo, new construction, manufactured/modular homes, vacant land, and multi-family properties. We complete appraisals for lending institutions, mortgage and loan companies, home owners, attorneys, bail bondsmen, and realtors.

     

    Any time the value of your home or other real property is being used to make a significant financial decision, real estate appraisals help. If you're selling your house, real estate appraisals will help you determine a price that maximizes profit and reduces time on the market. When buying, be sure you're not overpaying by commissioning an independent for real estate appraisals. If you're engaged in an estate settlement or divorce, it ensures that property is divided fairly. A house is often the single-largest financial asset anyone owns. Knowing its true value means you can make informed financial decisions.

  • What is an appraisal?

    An appraisal report is an investigation that allows the appraiser to form an opinion of value. There are three "common approaches to value" that assist the appraiser in coming to this opinion or valuation. The cost approach is one of the processes that appraisers use to find the value of a property; it involves finding what the improvements would cost without physical depreciation and adding the land value. The sales comparison approach deals with searching for similar homes in the vicinity and discovering the value based on a comparison of those prior sales to the house being appraised. Generally speaking, the sales comparison approach is the most definite indicator of the market value of a home. One of the least common approaches to appraising houses is the income approach, which is mainly used to figure the value of a property based on what an investor would pay based on the capital produced by the property.

  • What does an appraiser do?

    An appraiser generates a professional, unbiased assessment of market value in support of real estate transactions. Appraisers document their expert analysis in appraisal reports. 

  • How is an appraisal different than a home inspection?

    Appraisers do not do complete home inspections and are not home inspectors. A third-party home inspector will inspect the structure of the property, from the top to the foundation. The stereotypical property inspector's report will contain an evaluation of the condition of the house's heating system, central air conditioning system (temperature permitting), interior plumbing and electrical systems, the roof, attic, accessible insulation, walls, ceilings, floors, windows and doors, the foundation, basement, and visible structure.

  • What is the difference between an appraisal and a comparative market analysis (CMA)?

    To be honest, they have nothing in common. The CMA uses market trends to create most of its business. The appraisal relies on specific, verifiable comparable sales. Also, the appraisal verifies other factors like condition, area, and replacement costs. The CMA will provide a non-specific figure. With a defensible and careful analysis, an appraisal will give a clear opinion of value. The credentials of the person behind the report are hands-down the most significant difference between a CMA and an appraisal. Real estate agents, who may not have a true grasp of valuation methods or the entire market, generate CMAs. A certified, state-licensed professional who bases a career on valuing properties in and around Genesee County is behind the appraisal. Moreover, the appraiser is an unbiased voice with no conditional interest in the value conclusion, unlike the agent, who gets a commission based on the price of the home.

  • Who do appraisers work for?

    Typically, appraisers are employed by mortgage lenders to estimate the value of real estate involved in a loan transaction. Appraisers also provide opinions for legal settlements, tax matters and investment decisions.

  • Once the report has been delivered, what guarantee is there that the final number is valid?

    In communicating an appraisal report, each appraiser must make sure of the following:


    • That the information analysis implemented in the appraisal was suitable.
    • Whether individually or collectively, there were no critical errors contained in the report, nor were any material details left out.
    • That appraisal service was delivered in a careful and judicious fashion.
    • The final appraisal report was transparent, sound, and not easily discredited.

    To become a state-licensed appraiser, we must fulfill intense education and experience requirements that give us the background to formulate an unbiased opinion. Plus, appraisers must follow a strict industry code of ethics and observe national standards of practice for real estate appraisal. The guidelines for developing an appraisal and communicating its results are guaranteed by the enforcement of the Uniform Standards of Professional Appraisal Practice (USPAP).  Licensure and certification are achieved through classroom study, tests, and practical experience. Once an appraiser is licensed, he or she is required to take continuing education courses so the license remains current. To see the specific requirements for any state, click here. 

  • Why should I hire a licensed appraiser?

    Any time the value of your home or other real property is being used to make a significant financial decision, an appraisal helps. If you're selling your house, an appraisal will help you determine a price that maximizes profit and reduces time on the market. When buying, be sure you're not overpaying by commissioning an independent appraisal. If you're engaged in an estate settlement or divorce, it ensures that property is divided fairly. A house is often the single, largest financial asset anybody owns. Knowing its true value means you can make informed financial decisions.

  • What exactly is PMI and how can I get rid of it?

    PMI stands for Private Mortgage Insurance. It protects the lender if a borrower is unable to pay on the loan and the market price of the home is lower than the balance of the loan. Once you can prove the amount you owe on your home is less than 80% of the home's market value, you can make a case to your lender to drop the PMI.


    Is PMI something increasing your monthly mortgage payment? Call CMH Appraisals Llc today at 810-653-9396 or send us an e-mail. Documentation of your home's current value could save you thousands. 

  • Do you need anything from the homeowner in advance?

    The first step in most appraisals is the home inspection. What this entails is the appraiser, after setting up an appointment, personally going through the home, recording the layout of the rooms, taking photos, and documenting the general condition of its amenities. The best thing you can do to help is make sure the appraiser has easy access to the exterior of the house (gates aren't locked, etc.). Trim any landscaping and move any items that would get in our way while we measure the structure. Indoors, make sure the appraiser can get to items like furnaces and water heaters. The following items, if available, will help your appraiser provide a more accurate appraisal in a shorter period of time:


    • Records on the latest purchase of the property in the last three years.
    • List of personal property to be sold with the home.
    • Title policy that describes encroachments or easements.
    • Home inspection reports or other recent reports for termites, EIFS (synthetic stucco) wall systems, your septic system, and wells
    • Information on "homeowners associations" or condominium covenants and fees

  • Define "Market Value"

    In real estate appraisal, "market value" (as opposed to "fair market value") is commonly defined as:


    "The most probable price (in terms of money) which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: the buyer and seller are typically motivated; both parties are well informed or well advised and acting in what they consider their best interests; a reasonable time is allowed for exposure in the open market; payment is made in terms of cash in United States dollars or in terms of financial arrangements comparable thereto; and the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale."

  • Does the appraisal belong to the bank or the consumer?

    In most real estate transactions, the appraisal is ordered by the lender. While the buyer pays for the report as part of the closing costs, the lender retains the right to use the report or any information contained within. The buyer is certainly entitled to a copy of the appraisal (it's usually bundled with all the other closing documents), but is not entitled to use the report for any other purpose without permission from the lender. This rule doesn't apply when a home owner hires an appraiser directly. In these cases, the appraiser may state the purpose of the appraisal, for PMI removal, estate planning, or tax challenges, for example. If not stipulated otherwise, the home owner can do whatever they want with the appraisal.

  • Which home renovations add the most to the price?

    It really depends on the market. For example, while quality appliances are attractive, a $7000 built-in refrigerator won't pay off in a neighborhood of moderately priced homes. 


    No matter where you go, however, renovating a kitchen is almost always a safe investment. One recent study revealed that putting $20,000 into a kitchen remodel would add about $10,000 to the value of the home, depending on the quality of the improvements and the market, or about a 50% return on investment. Bathrooms were second, returning at 50%. On the contrary, an improvement that may not add value would be painting just for the sake of redecorating. There are no dollar-for-dollar upgrades within our market.

  • How can I get in contact with you?

    You can get in touch with us by calling (810) 653-9396, emailing clloyd@cmhappraisals.com, or using the contact form here on our site. 


    We look forward to hearing from you!

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Real Estate Appraisals

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