Pre-Listing Appraisals for Sellers
Pricing a home from list prices and online estimates is guesswork when the house doesn't follow the neighborhood pattern — a custom build, a major remodel, a view lot, or a guard-gated luxury property. A pre-listing appraisal gives the seller an independent, inspected opinion of market value before the home goes to market, prepared across Las Vegas, Henderson, Summerlin and greater Clark County by a Nevada Certified Residential Appraiser.
NV License A.0208201-CR | Exp. 08/31/2028
An inspected value before you list
- 01Inspected in person and measured to the ANSI Z765 standard, so the square footage in the listing is checked rather than copied from public records
- 02Comparable sales verified against recorded deeds and county records, with every adjustment supported by market evidence
- 03CLHA-certified for luxury and guard-gated homes in The Ridges, Summerlin, MacDonald Highlands, The Summit Club and Lake Las Vegas
When a pre-listing appraisal helps
Most tract homes price themselves off the last few sales on the street. A pre-listing appraisal earns its fee when a home doesn't — when true comparables are scarce, the upgrades are hard to price, or the sellers need a number they can rely on before they commit to a list price.
- 01Custom, luxury and guard-gated homes
- 02Major remodels, additions, or pool and outdoor-living builds
- 03View, golf-course and oversized lots
- 04Homes with few recent comparable sales nearby
- 05Estate, trust and co-owner sales where the sellers must agree on a value
- 06For-sale-by-owner sellers who want an independent value
Independent, not a sales tool
The appraiser has no stake in the list price or the sale. The report is an independent opinion of market value developed under USPAP, and the fee is never contingent on the value conclusion. A pre-listing appraisal is ordered for the seller; it is not the buyer's lender appraisal, which the buyer's lender orders through its own channels.
How to order
Send the property address, the purpose (pre-listing), any planned listing date, and a contact for access. You'll receive a written fee quote and delivery estimate within one hour during business hours. A listing agent can be named as an intended user at the seller's request.
Common questions
Will the buyer's lender use my pre-listing appraisal?
No. The buyer's lender orders its own appraisal. A pre-listing appraisal is for the seller's decisions — setting a price, choosing when to list, or settling a value among co-owners. The seller may share it, but buyers and their lenders are not intended users of the report.
How is this different from a broker price opinion or an online estimate?
A broker price opinion is prepared by a real estate licensee, and online estimates are automated models that never see the home. A pre-listing appraisal is prepared by a Nevada Certified Residential Appraiser after an in-person inspection, with measured square footage and verified comparable sales.
Can my listing agent request it?
Yes. The seller or the listing agent can request a quote. The report states who the client and intended users are, so it is clear from the start who may rely on it.
Do you appraise luxury and guard-gated homes?
Yes. The practice holds the Certified Luxury Home Appraiser™ (CLHA) designation. Some guard-gated communities restrict photography; where they do, comparable photos come from MLS records and the report says so.
- CLHACertified Luxury Home Appraiser™
- FHAFHA Certified
- NV LicensedNevada Certified Residential Appraiser
- NSANational Signing Agent — NNA Certified
- Part 107FAA Part 107 Remote Pilot