Attention homeowners: Real estate appraisal services for in Shelbyville and Shelby County

The top seven reasons KY homeowners use Hornback Appraisal Services:

  1. Find the right listing price (whether you're using an agent or selling the home on your own)
  2. Challenge a property tax assessment
  3. To lower a mortgage payments by removing PMI
  4. Reinstate your Home Equity Line of Credit (HELOC)
  5. Verify a different appraiser's report
  6. In the case of a KY divorce, when real estate property needs to be divided
  7. Determine the true market value of real estate in question to settle an estate in Shelby county or KY

Do you own a home in or near Shelbyville? Do you need help deciding the price of your real estate?
Contact Hornback Appraisal Services.

We at Hornback Appraisal Services understand the special needs of a consumer looking for appraisal services. Our regular business clients are used to the appraisal process and the usual reporting formats. Being a regular person not in the real estate business that probably doesn't see an appraisal every day,you will receive extra guidance and explanations through the appraisal process to understand what we do and how we report our findings.

For Sale By Owner (FSBO)/Pre-Listing Services

Since you have an emotional attachment to your own home, it's often very hard to be objective about it. Our professional appraisers at Hornback Appraisal Services are objective. We won't just tell you what you want to hear, we'll tell you what you need to know. In addition to helping you set a realistic selling price so your house will attract many interested buyers, a professional appraisal is a very valuable negotiating tool once you have an interested buyer. It's something tangible to show the buyer. An appraisal is an independent third party's opinion of your home's price -- not just how much you think your house is worth. Interested buyers know that you have an emotional attachment to your house and will be far more likely to give credibility to an expert appraiser's value opinion than yours.

Appraisals to remove PMI

Getting the PMI (Private Mortgage Insurance) removed from your mortgage loan is a popular way to cut costs for homeowners. Your monthly payments will go down once your mortgage loan amount is less than 80% of the value of your home. In most cases you can apply to a lender to have the PMI canceled from your loan. We're experienced in helping homeowners just like you dismiss undesirable PMI insurance.

Challenge a property tax assessment

Your local tax assessor may have your home overvalued if your home is not appreciating as much as other homes close by. That means you are most likely paying more taxes than you should. Since your property assessment may likely go up again in the next period, the faster you take care of things like this, the better off you'll be. A professional appraisal from Hornback Appraisal Services is your best weapon when challenging your property tax assessment.

Recently got a freeze your HELOC?

If your property is in or near a declining area, your lender just might decide to automatically freeze your home equity line of credit (HELOC) - even if your specific property has not declined in value. Not only can this be disadvantageous from a cash flow viewpoint, but it can be detrimental to your credit score since it may appear as though that credit line is maxed out. Hornback Appraisal Services can help you reinstate your home equity line of credit with a professional appraisal.

We Provide Field and Desktop Appraisal Review Services

Do you need a seasoned expert to double-check your appraisal for verity, or do you need a second opinion without the added expense and delay of waiting for a whole new appraisal? Hornback Appraisal Services offers field reviews where we'll go out and check the subject and comps. Or, if you're in a rush, we can provide you with a desk review and verify as many facts as we can using online data sources as well as our own files.

Do you need a retrospective review of an appraisal? Hornback Appraisal Services can We can assist you. Even though this is typically requested by banks, you may wish to employ this service if you suspect mortgage fraud related to your property.