Need an appraisal in Red Lodge or Carbon County?

Check out the top seven reasons why MT homeowners call on Cheri McCulley:

To get a pre-listing appraisal (whether they're selling the home themselves or using a real estate agent)
Challenge a property tax assessment
To cut a monthly mortgage payment by removing PMI
To reinstate their Home Equity Line of Credit (or HELOC)
Review another appraiser's report for verification
If real estate property needs to be divided because of a divorce
To determine the true market value of property in question to settle an estate in Carbon County or the state of MT

Own a house in or near Red Lodge, MT and need help determining the price of it?
Contact Cheri McCulley.

At Cheri McCulley, we understand the unique needs of a homeowner seeking appraisal services. While our usual clients understand the appraisal process and standard reporting formats, you as a consumer will get extra customer service in the form of an explanation of the process and even special consumer-friendly reporting forms if the assignment allows for them.

Pre-listing Services/For Sale By Owner

It's very hard to be objective about your own home because you most likely have an emotional attachment to it. The professional appraisers at Cheri McCulley will tell you what you need to know -- not just what you want to hear. We are objective. A professional appraisal is a crucial negotiating tool once you have an attainable buyer, in addition to helping you set a realistic price to sell at so your house will attract many interested buyers. It gives you something concrete to show the buyer. It's an independent third party's opinion of your property's price, and not just how much you think your home is worth. Interested buyers know you have an emotional attachment to your home and will be much more likely to give credibility to an experienced appraiser's value judgement than yours.

PMI Removal Appraisals

Getting the PMI (Private Mortgage Insurance) eliminated from your mortgage loan is a fashionable way to cut expenses for homeowners. Once your mortgage loan amount is below 80% of the value of your house, in most cases you can apply to your lender to have the PMI eliminated from your loan, which will make your monthly payments go down. We're experienced in helping consumers just like you delete unwanted and unneeded PMI insurance.

Challenging property tax assessments

Your local tax assessor may have your house overvalued if you live in an area that's declining. That only means you're most likely paying more taxes than you should. The faster you take care of a matter like this, the better off you'll be, since your property assessment may likely go up again in the next period. Getting an appraisal report from Cheri McCulley is your number one weapon when challenging your property tax assessment.

HELOC recently frozen?

If your house is close to a declining area, your lender may make the decision to automatically freeze your home equity line of credit (HELOC) - even if your specific property has not declined in value. This can this be disadvantageous from a cash flow point of view, and harmful to your credit score since it may appear as though that credit line is maxed out. Cheri McCulley can provide you with an expert appraisal to help you reinstate your HELOC.

We Also Offer Field and Desktop Appraisal Review Services

Do you need a seasoned appraiser to double-check your appraisal for efficiency, or do you want a second opinion without the cost and delay of waiting for a whole new appraisal? In a field review we'll go out and check the subject and comparables. If you need it in a rush, we'll provide you with a desk review and verify as many facts as we can using online data sources as well as our own files.

We can also provide a retrospective review of any appraisal report you may have had done before. While usually requested by banks, you may wish to utilize this service if you suspect mortgage fraud related to your property.