Phone: (904) 396-0008  Fax: (904) 396-0333
E-mail: jim@mankenrealestate.com

This page contains answers to common questions, along with some information that we have found useful and presented here as questions.

What geographic areas(counties) do you cover?

Mainly, we cover Duval, Nassau, and north Clay and St. Johns counties. We are willing to handle outlying areas such as south Clay and St. Johns Counties on a quote basis.

How long does it take to complete an appraisal?

Typically, we deliver a standard residential appraisal from 3 to 5 days following the inspection. We can usually accommodate “RUSH” orders in less time if we know in advance when the client needs it. If we are backed up with orders, we may take a little longer. It is always best to indicate the date you will need the report. We will always try to accommodate, but will let you know about any delays.

How much does an appraisal cost?

The cost of appraisal depends on the time, effort and expense involved in producing a quality report. The cost of each type of form report is listed on our Fee Schedule page. However, some properties are more complex than others and warrant a higher fee. When properties of this type are requested, we consult with our clients prior to performing the appraisal.

Can you tell me a preliminary value before the appraisal is complele?

This is a complex issue. Florida and federal laws prohibit reporting a value opinion before the entire appraisal process is complete. However, we understand the client may not need a full appraisal, if a particular value is not reasonable. On a case-by-case basis, we may accept a preliminary assignment which is extremely limited in scope, with the clients understanding that the final results may vary substantially after the complete appraisal process has been accomplished. It must be clearly understood in all cases, that a preliminary report in any form is not an appraisal, and that in many instances, our answer to you will be “we can not say, from the data available in our office.”

Why do I need an appraisal?

There are many reasons for needing or wanting an appraisal or consulting service. We perform these services for a multitude of uses. The most common uses are as follow:

    • Mortgage transactions (conventional, private and FHA)
    • Home equity line of credit
    • Sellers wanting to know what their property should sell for.
    • Buyers wanting to know they are not paying too much.
    • Assisting homeowners show home equity, to have mortgage insurance discontinued.
    • Website posting as a marketing tool.
    • Divorces
    • Estates
    • Foreclosures/ Dispositions
    • Lawsuits
    • Investment analysis
    • Market rent analysis
    • Builder/ New Market analysis (competition/activity/pricing, etc.)
    • Tax assessment reduction
    • Market appreciation analysis.