Real estate appraisal services for homeowners in the city of Morganfield and Union County

Here are the top 7 reasons why KY homeowners use Duncan & Associates:

To get a pre-listing appraisal (whether they're selling the home on their own or using a real estate agent)
To challenge a KY property tax assessment
To reduce their monthly mortgage payment by removing PMI
To reinstate your Home Equity Line of Credit (HELOC)
Verify a different appraiser's report
In the case of a KY divorce, when real estate property needs to be divided
To settle an estate in KY by determining the true market value of real estate in question

Own a house in or near Morganfield, KY and need help deciding the price of it?
Contact Duncan & Associates.

At Duncan & Associates, we understand the particular needs of a homeowner looking for appraisal services. While our typical business clients understand the appraisal process and standard reporting formats, you as a consumer will get extra service in the form of an explanation of the process and even special consumer-friendly reporting forms if the assignment allows for them.

For-Sale-By-Owner (FSBO) / Pre-Listing Services

Since you have an emotional attachment to your home, it's often very hard to be objective about it. Professional appraisers, like the ones at Duncan & Associates, are objective. We'll tell you what you need to know, not just what you want to hear. A professional appraisal is very valuable as a negotiating tool once you have a potential buyer, in addition to helping you set a realistic price to sell at so your home will attract interested buyers. It gives you something tangible to show your buyer. An appraisal is an independent third party's opinion of your house's value -- not just how much your home is worth. Interested buyers assume you have an emotional attachment to your house and will be much more likely to give credibility to an experienced appraiser's value opinion than yours.

Need to remove PMI?

Getting the PMI (Private Mortgage Insurance) canceled from your mortgage loan is a preferred way to cut expenses for homeowners. Your monthly payments will go down once your mortgage loan is down below 80% of the value of your house. In most cases you can apply to your lender to have the PMI removed from your loan. At Duncan & Associates, we're qualified in helping people just like you dismiss unwanted and unneeded PMI insurance.

Challenge Tax Assessment

Your local tax assessor may have your home overvalued if you live in an area that's declining or not appreciating as much as other houses nearby. This means you're going to pay higher taxes than you should be paying. Since your property assessment may likely go up again in the next period, the earlier you take care of things like this, the better. When contesting your property tax assessment, getting an appraisal report from Duncan & Associates is your best weapon.

HELOC recently frozen?

If your home is near a declining area, your lender may decide to automatically freeze your home equity line of credit (HELOC) - even if your specific property has not declined in value. This can this be unsuitable from a cash flow point of view, and damaging to your credit score since it may appear as though that credit line is maxed out. Duncan & Associates can help you reinstate your home equity line of credit with efficient appraisal.

Field and Desktop Appraisal Review Services

Would you wish a second opinion without the charge and delay of waiting for a whole new appraisal? Or do you need an expert to double-check your appraisal for verity? Duncan & Associates offers field reviews where we'll go out and check the subject and comps in question. 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 you with a a retrospective review of any appraisal you may have had in the past. While typically requested by banks, you may need to take advantage of this service if you suspect mortgage fraud related to your house.