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Attention homeowners in Ballwin and Saint Louis County: Need an appraisal?

The top seven reasons Missouri homeowners call on Caton Appraisers, LLC:

  1. Pre-listing appraisals (whether they're selling the home themselves or using a real estate agent)
  2. Challenge a property tax assessment
  3. To lower their mortgage payment by removing PMI
  4. To reinstate your Home Equity Line of Credit (HELOC)
  5. Verify another appraiser's report
  6. If real estate property needs to be divided because of a divorce
  7. To determine the true market value of real estate to settle an estate in Saint Louis County or the state of Missouri
Own a home in or near Ballwin, Missouri and need help deciding the value of it? Contact Caton Appraisers, LLC.

We at Caton Appraisers, LLC understand the unique needs of a homeowner in need of appraisal services. While our usual 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 own home, it's often very hard to be objective about it. A professional appraiser is objective and will tell you what you need to know, not just what you want to hear. A professional appraisal is a very important negotiating tool once you have an attainable buyer, in addition to helping you set a realistic selling price so your property will attract buyers. The appraisal is something concrete to show your buyer. An appraisal is an independent third party's opinion of your house's value -- not just how much your house is worth. Potential buyers know you have an emotional attachment to your home and will be far more likely to give credibility to a seasoned appraiser's value judgement than yours.

Challenging a property tax assessment

Let's say your home is not appreciating as much as other houses close by -- your local tax assessor may have your house overvalued. That means you are most likely paying more taxes than you should. Since your property assessment may likely go up again in the next period, the faster you take care of a matter like this, the better. When contesting your property tax assessment, getting a professional appraisal from Caton Appraisers, LLC is your best weapon.

PMI Removal Appraisals

A fashionable way to cut expenses for homeowners is getting the PMI eliminated 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 down below 80% of the value of your house. In most cases you can apply to the lender to have the PMI eliminated from your loan. Caton Appraisers, LLC is experienced in helping customers just like you get rid of unwanted and unneeded PMI insurance.

Recently got a freeze to your HELOC?

Even if your specific property has not declined in value, your lender may decide to automatically freeze your home equity line of credit (HELOC) if your home is in or near a declining area. Not only can this be annoying from a cash flow viewpoint, but it can be damaging to your credit score since it may appear as though that credit line is maxed out. Caton Appraisers, LLC can help you reinstate your HELOC.

We Also Provide Field and Desktop Appraisal Review Services

Would you wish a second opinion without the cost and delay of waiting for a whole new appraisal? Or do you want a professional to double-check your appraisal for efficiency? We can go out and check the subject and comparables in question in a field review. Or, if you need it ASAP, we can 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. Even though most appraisal reviews are commissioned by lenders for quality control, homeowners suspecting a prior appraisal wasn't above board are wise to invest in a second opinion.