What the $500 base fee includes
- An interior and exterior inspection by Ian himself, scheduled in the morning.
- Comparable sales research in the home's own local market.
- A USPAP-compliant report, delivered as a PDF by email within 48 hours of inspection.
- The intended use, intended users and effective date, confirmed with you up front.
- One past effective date, such as a date of death or a gift date, at the same base fee. See date-of-death appraisals.
- Condos and townhouses, at the same base fee as a single-family home.
The fee is $500 base per appraisal; more complex cases (including multi-property estates) are quoted individually. The report is delivered within 48 hours of inspection. The base fee covers one home, one purpose and one effective date.
Want the fee for your home? Call Ian at (484) 886-8689 with the address and the reason for the appraisal.
📞 Call IanWhen a job is quoted individually
Estates with more than one property are always quoted individually. These jobs may also be quoted individually, with the fee agreed before any work starts:
- Two- to four-unit homes.
- Large, high-value or unusual homes, such as historic or custom homes, big acreage or several outbuildings.
- Homes with very few comparable sales nearby.
- More than one effective date, for example a date of death plus a current value.
- Homes outside the service areas, if Ian can take them.
Hearing testimony is available for an additional fee. That covers testimony at a property tax assessment appeal hearing (see tax appeal appraisals) or in court.
There is no rush fee, travel fee or cancellation fee for homes inside the service areas. Ian tells you the fee before any work starts.
Private appraisal vs. lender appraisal: who orders it and who pays
| Private appraisal | Lender appraisal | |
|---|---|---|
| Who orders it | You, your attorney or your CPA | The lender, through its own process |
| What it's for | Your own purpose: estate, date of death, gift, tax appeal, PMI removal, pre-listing, family buyout | The lender's loan decision |
| Who pays | You | Usually the borrower, listed on the Loan Estimate and Closing Disclosure |
| Fee | ProValue: $500 base | Set by the lender or its appraisal management company |
| Do you get a copy? | Yes, it's your report | Yes, free for a first-lien mortgage, no later than three days before closing |
A private appraisal is one you order for your own decision. Ian's private home appraisals cover estates, gifts, tax appeals, family buyouts and pricing before a sale. A lender appraisal is ordered by the lender, and the lender may require you to pay for it (CFPB). The appraisal fee appears on the Loan Estimate under "Services You Cannot Shop For" and again on the Closing Disclosure (CFPB Loan Estimate guide). For a first-lien mortgage, the lender must give you a free copy promptly, and no later than three days before closing (CFPB). In a home sale, who pays which closing costs depends on the purchase contract.
Ian also takes purchase and refinance assignments; for those, the lender sets the fee. Lenders may not accept a private report. For PMI removal appraisals in particular, some lenders require the appraisal to be ordered through their approved process, so confirm with your lender before ordering privately.
What lender appraisals cost: the VA's published fees
Conventional and FHA appraisal fees are set by each lender or its appraisal management company, so ask your loan officer. The VA is the exception: it publishes a fee table. These figures apply to VA loans only.
| VA fee from May 1, 2026 | Pennsylvania | Delaware |
|---|---|---|
| Single-family home | $650 | $700 |
| Individual condominium | $650 | $700 |
| Manufactured home | $700 | $750 |
| 2–4 unit multi-family | $850 | $900 |
| Appraisal timeliness (business days) | 7 | 8 |
Source: VA appraisal fee schedule (VA Appraisal Fees and Timeliness, effective May 1, 2026). The Pennsylvania figures are the statewide row, which covers every Pennsylvania county Ian serves.
What changes the cost of an appraisal
- Size and layout. A bigger or more complex home has more to measure and describe.
- Number of units. A two- to four-unit home needs more analysis than a single home.
- Comparable sales. Few similar sales nearby means more research to support the value.
- An unusual home. Historic or custom homes, big acreage and outbuildings take more analysis.
- The effective date. More than one date means more research.
- Testimony. A hearing or court appearance is work beyond the report.
A typical single-family home, townhouse or condo in Ian's service area is covered by the base fee.
What does not change the fee: the home's value. Ian's fee never depends on the value he reaches. USPAP's Ethics Rule bars appraisal fees that depend on the value result.
How long it takes
The report is delivered within 48 hours of inspection. Inspections are scheduled in the morning, and Ian answers calls from 7:30 AM to 7:30 PM, 7 days a week. Call early if you have a deadline.
If the house is vacant, arrange access ahead of time (for example, a lockbox) and keep the power, water and heat on so the systems can be observed.
How to book
- Call or email. Call (484) 886-8689 or email provalueappraisal@gmail.com with the address, the reason (estate, date of death, gift, tax appeal, PMI, pre-listing, purchase or refinance) and any deadline.
- Confirm the assignment. Ian confirms the intended use, intended users, effective date and fee.
- Inspect the home. Interior and exterior, scheduled in the morning.
- Research the market. Comparable sales in the home's own local market.
- Deliver the report. A USPAP-compliant PDF report by email, within 48 hours of inspection.
Helpful to have, not required: any recent listing or appraisal, a list of improvements, the attorney's or CPA's name, and the date of death or gift date if there is one.
Fees for specific appraisal types
Every appraisal type below starts at the same $500 base fee, with the report delivered within 48 hours of inspection.
Areas served
About Ian Ritter
Ian Ritter is a Certified Residential Appraiser and the founder of ProValue Appraisal Services LLC, based in Downingtown, PA. He grew up in London, England, and has lived in Chester County for 13 years.
Common questions about appraisal cost
How much does a home appraisal cost with ProValue?
The fee is $500 base per appraisal; more complex cases (including multi-property estates) are quoted individually. That covers an interior and exterior inspection, comparable sales research and a written report delivered within 48 hours of inspection. Call Ian Ritter at (484) 886-8689 with the address and the reason for the appraisal, and he will confirm your fee.
What is included in the $500 base fee?
One home, one purpose and one value date. Ian inspects the inside and outside of the home in the morning, researches comparable sales from its own local market and emails a USPAP-compliant report as a PDF within 48 hours of inspection. A past value date, such as a date of death, is included in the base fee.
What makes an appraisal complex enough to be quoted individually?
Estates with more than one property are always quoted individually. Ian may also quote separately for two- to four-unit homes, large or unusual properties, homes with few comparable sales, or work that needs more than one value date. Either way, he tells you the fee before any work starts, so the invoice holds no surprises.
Is a private appraisal the same as a lender appraisal?
No. You order a private appraisal yourself, for your own purpose, such as an estate, a tax appeal, a gift or pricing a home before you sell. A lender appraisal is ordered by the lender to decide on a loan. Lenders may not accept a private report, so check with your lender before ordering one for a loan.
Who pays for the appraisal when I get a mortgage?
The lender orders the appraisal through its own process, and the borrower usually pays for it. The fee is listed on your Loan Estimate and again on your Closing Disclosure. For a first-lien mortgage, the lender must give you a free copy of the appraisal promptly, and no later than three days before closing.
What does a lender appraisal cost in Pennsylvania and Delaware?
Each lender or its appraisal management company sets its own fee, so ask your loan officer. The VA publishes its fees: under its fee schedule effective May 1, 2026, a single-family home or condo is $650 in Pennsylvania and $700 in Delaware. Those VA figures apply only to VA loans.
Why do home appraisal fees vary?
Fees follow the work involved. A large or unusual home, few similar sales nearby, more than one unit, more than one value date, or a need for hearing or court testimony can all add research and writing time. A typical single-family home, townhouse or condo in Ian's service area is covered by the base fee.
How long does it take to get the appraisal report?
The report is delivered within 48 hours of inspection. Inspections are scheduled in the morning, and Ian answers calls from 7:30 AM to 7:30 PM, seven days a week. If the house is vacant, arrange access ahead of time and keep the power, water and heat on so the systems can be checked.
Do you charge extra for hearing or court testimony?
Yes. The base fee covers the appraisal report itself. If you need Ian to testify at a property tax assessment appeal hearing or in court, testimony is available for an additional fee. Mention it when you first call, so the full fee is agreed before Ian starts the work and nothing comes as a surprise later.
Which areas does the $500 base fee cover?
Ian Ritter is a Certified Residential Appraiser licensed in Pennsylvania (RL140354) and Delaware (X2-0010765). He covers Chester, Montgomery, Delaware, Lancaster and Berks Counties and Philadelphia in Pennsylvania, plus New Castle County, Delaware. The base fee applies across that area, and homes outside it are quoted individually if Ian can take them.