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Residential Appraisals and Testimony for Attorneys

I sell and appraise residential real estate (and testify in court) for everybody except conventional lenders and bureaucracies. ​ Good referrals for me are attorneys specializing in civil, probate, bankruptcy, trusts and estates, family law, divorce, collaborative, real estate, or elder law; “for sale by owner”’s; accountants; Realtors estimating a listing or selling price; and Buyers or Sellers (especially an off-MLS sale, like one involving a relative, friend, or neighbor). ​ I have been accepted as an expert witness in Hillsborough County and my appraisal has been accepted in Pinellas and Pasco. I don’t appraise for conventional lenders. I can appraise the house as of a certain date in the past or present. I can appraise it subject to repairs (no extra charge as long as I know before I go). I can include pricing advice (free). I can show the value as of two different dates (50% more). Add 25% to show more than one subject condition. Add 25% to show more than type of value (normal, s...
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Link to: Sample Appraisal Report Without Maps And Pictures To Protect Anonymity
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Home Selling Tips

  A Seller needs to do three things right to get a home sold Hire a Realtor with a high close rate (the percentage of their listings that actually sell); Price it right (“Price it Right and You’re Done!”) so your competition doesn’t kill you; Make it easy for other Realtors to show (we all sell the same inventory). If these three things are correct, it’ll sell. If not, no amount of marketing will sell it. How houses sell Realtors put their listings into the inventory, and offer a commission to any Realtor who can sell it. So any Realtor can sell any house, no matter who listed it. Most sales happen when a Realtor pulls a listing that fits the buyer from the MLS. The buyer originally contacted the Realtor on a different listing which just didn’t turn out to be the right one for them. Ads and open houses attract general prospects who may buy something some day. They rarely sell the home advertised. If it’s priced right it’ll sell without these. If it’s not priced right, it won’t sell...
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Kerry Silva’s Resume and Unique Qualification

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Licenses Florida State Certified Residential Appraiser #RD0002145 Licensed Florida Real Estate Broker Professional Affiliations Greater Tampa Association of Realtors Florida Association of Realtors National Association of Realtors Court Dates 11-20-25: CIRCUIT COURT OF THE THIRTEENTH JUDICIAL CIRCUIT, IN AND FOR HILLSBOROUGH COUNTY, STATE OF FLORIDA FAMILY DIVISON, Case No.: 23-DR-014827, the Honorable Michael J. Hooi, Attorney Laurence Hodes, Counsel for the Petitioner/Husband 5–11–23: Hillsborough County Family Law Division, Honorable Nancy Jacobs, Lisa Wysong, Esq., Counsel for the wife/ex-wife 8–5-21: CIRCUIT COURT OF THE THIRTEENTH JUDICIAL CIRCUIT, IN AND FOR HILLSBOROUGH COUNTY, STATE OF FLORIDA FAMILY DIVISON, Case No.: 19-DR-017742, the Honorable Robin Fuson, Attorney Richard J. Mockler, Counsel for Former Wife 6–18–21: CIRCUIT COURT OF THE SIXTH JUDICIAL CIRCUIT  IN AND FOR PASCO COUNTY, STATE OF FLORIDA  FAMILY LAW DIVISION, Case No.: 2019-DR-001328-WS, Judge Danie...
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Appraisal and Court Options

  PRICE, WRIGHT, AND DUNN INC. Residential Realtors and Expert Witness Appraiser Kerry Silva, Expert Witness Appraiser pricing and selling homes since 1984 “Price It Right and You’re Done!” 813–962–8870 pwdkerry@gmail.com 9am — 6:15pm Member, Partners In Network Cert Res RD2145 Hillsborough, Pasco, Pinellas, Charlotte, Polk, Manatee, Sarasota counties, Florida I have been accepted as an expert witness in Hillsborough County and my appraisal has been accepted in Pinellas. No court has ever turned me down. I am experienced in: difficult appraisals non-standard appraisals trial prep court testimony I do residential appraisals (and testify in court) for everybody except conventional lenders and bureaucracies. Residential properties, no commercial Sales Comparison Approach only. If you require the appraisal report on a particular form I will decline the assignment. Contact me with your name, owner’s name, and the address of the property. I’ll get back to you with scheduling, fee, paymen...
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How to spot a good appraisal

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  One of the best ways to tell if your appraisal is good is to look for bracketing. You don’t want all the adjustments on a given line to be in the same positive or negative direction. That’s not appraising. That’s guessing. For instance in this example look at the adjustments for heated square footage. We have both negatives and positives. Another good example is fireplace. In the summer of 2014, in that neighborhood, Buyers and Sellers agreed that a fireplace was worth about a thousand dollars (not an electric one). I usually include the county’s just value and land value, bracketing them also. Press enter or click to view image in full size The exception to the rule is time adjustments. They have nothing to do with bracketing. They are the difference in the median value of homes in an area at two specific times.
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The company you choose matters!

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Real estate companies don’t all sell homes the same way. Their close rates differ because of that. I’m defining close rate as the percentage of a company’s listings they actually get sold. So who you choose matters. It’s about knowledge, not name recognition. In general the big companies are mediocre. Some of the smaller companies are a lot better and some are a lot worse. Below are Close Rates of established companies  — the percentage of various companies’ normal listings (not short sales or foreclosures) they actually got sold since 1/10/2007 (the date I started doing things differently) in Hillsborough County. Because it’s a percentage, the size of the company doesn’t matter. Close Rates are calculated (Sold/Listed) using the following MLS specs: Property Type is ‘Residential’ Status is one of ‘Canceled (WDN-U)’, ‘Withdrawn Conditional’, ‘Sold’, ‘Expired’ Special Sale Provision(s) is not one of ‘Auction’, ‘Bank Owned/REO’, ‘Short Sale’ County is Hillsborough Listing Contract Da...
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