Attention homeowners in Covington and Kenton County: Need an appraisal?

Here are the top 7 reasons KY homeowners need Layer Appraisal:

  1. Find the right listing price (whether they're selling the home on their own or using a real estate agent)
  2. Challenge Kenton county's assessment of your property
  3. To reduce their mortgage payment by removing PMI
  4. Reinstate your Home Equity Line of Credit (or HELOC)
  5. Review another appraiser's report for verification
  6. In the case of a KY divorce, where real estate property needs to be divided
  7. To determine the true market value of real estate in question to settle an estate in Kenton County or the state of KY

Own a home in or near Covington, KY and need help deciding the value of it?
Contact Layer Appraisal.

We at Layer Appraisal understand the particular needs of a consumer seeking appraisal services. While our typical business 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 probably have an emotional attachment to it. Our professional appraisers at Layer Appraisal are objective. We won't just tell you what you want to hear, we will tell you what you need to know. A professional appraisal is very crucial as a negotiating tool once you have a potential buyer, in addition to helping you set a realistic price to sell at so your house will attract interested buyers. It's something concrete to show the buyer. It's an independent third party's opinion of your home's price, and not just you saying how much you think your home is worth. Potential buyers assume you have an emotional attachment to your house and will be more likely to give credibility to a seasoned appraiser's value estimation than yours.

Need to remove PMI?

A fashionable way to cut costs for homeowners is getting the PMI canceled from their mortgage loan, thus saving them money on their monthly payments. PMI stands for "Private Mortgage Insurance". Your monthly payments will go down once your mortgage loan amount is less than 80% of the value of your house. In most cases you can apply to your lender to have the PMI eliminated from your loan. Layer Appraisal is qualified in helping customers just like you do away with unwanted and unneeded PMI insurance.

Challenging property tax assessments

Your local tax assessor may have your home overvalued if you live in an area that is going down or not appreciating as much as other homes close by. That only means you're probably paying more taxes than you should. The faster you take care of a matter like this, the better, since your property assessment may likely go up again in the next period. Getting an appraisal report from Layer Appraisal is your perfect weapon when challenging your property tax assessment.

HELOC recently frozen?

Your lender might choose to automatically freeze your home equity line of credit (HELOC) if your home is in or near a declining area -- even if your specific property has not declined in value. This can this be disadvantageous from a cash flow point of view, and negative on your credit score since it may appear as though that credit line is maxed out. An appraisal from Layer Appraisal can help you reinstate your HELOC.

Field and Desktop Appraisal Review Services

Would you prefer a second opinion without the expense and delay of waiting for a whole new appraisal? Or do you want a seasoned expert to double-check your appraisal for preciseness? In a field review we'll go out and check the subject and comparables. If you need it in a rush, we'll provide 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? Layer Appraisal can We can assist you. Even though this is typically requested by banks, you may want to exploit this service if you suspect mortgage fraud related to your house.