Author: Scott white

Estate planning has become a major priority for families across Will County, Kendall County, and the surrounding areas of DuPage, Grundy, and Kane Counties. With shifting market conditions, rising property values, and increased legal requirements in 2026, accurate real estate valuations are more important than ever.
Schultz Appraisal Services LLC works closely with homeowners, attorneys, trustees, CPAs, estate planners, financial advisors, lenders, banks, credit unions, and families navigating estate transitions. Whether you’re preparing for probate, trust distribution, inheritance planning, or a date‑of‑death valuation, a professional appraisal ensures clarity, accuracy, and legal compliance.
This 2026 guide explains why estate appraisals matter — and how to prepare your property for the most accurate valuation.

1. Estate Appraisals Are Required for Legal & Financial Accuracy

In 2026, estate planning requires precise documentation. Courts, attorneys, and financial institutions rely on certified appraisals to determine:
• Fair market value at the time of death
• Asset distribution among heirs
• Tax obligations
• Trust funding
• Probate requirements
• Estate settlement timelines
Local examples:
Estate attorneys in Joliet, Naperville, Plainfield, Oswego, and Yorkville frequently request certified appraisals to support probate filings and trust administration.
An inaccurate valuation can lead to disputes, delays, or tax complications — which is why families and attorneys depend on professional, defensible appraisals.

2. Date‑of‑Death Appraisals Are More Important Than Ever

A date‑of‑death appraisal determines the property’s value on the exact date the owner passed away, not today’s value.
This is essential for:
• IRS reporting
• Step‑up basis calculations
• Probate filings
• Trust administration
• Estate tax planning
Local relevance:
Fluctuating values in Will County (Plainfield, Joliet, Shorewood) and Kendall County (Oswego, Yorkville, Montgomery) make accurate retrospective valuation critical in 2026.

3. Market Conditions in Will & Kendall Counties Affect Estate Values

The 2026 market in these counties is shaped by:

4. What Appraisers Look for During an Estate Appraisal

Appraisers evaluate:
• Condition of the home
• Updates and renovations
• Functional layout
• Square footage
• Bedroom and bathroom count
• Basement finish
• Lot size and location
• Comparable sales
• Neighborhood trends
Local examples:
• Original‑condition homes in Joliet and Crest Hill
• Split‑levels in Bolingbrook and Romeoville
• Ranch homes in Shorewood and Plainfield
• Two‑stories in Oswego and Yorkville
Even if the home has not been updated recently, accurate documentation ensures a fair valuation.

5. How to Prepare the Property for an Estate Appraisal

Estate properties are often older, lived‑in, or in original condition — and that’s okay. Appraisers do not expect perfection.
Helpful steps:
• Ensure access to all rooms
• Remove clutter where possible
• Provide any available documentation
• Unlock garages, basements, and outbuildings
• Share any known updates or repairs
These steps help the appraiser complete a thorough and accurate inspection.

6. Documentation Helps Strengthen the Appraisal

Provide any available records, including:
• Renovation receipts
• Contractor invoices
• Permits
• Insurance documents
• Prior appraisals
• Property tax records
Local examples:
Homes in Naperville, Plainfield, and Oswego often have partial documentation that still helps support valuation.
Even partial documentation helps support the valuation.

7. Why Attorneys and Trustees Prefer Local Appraisers

Estate cases require appraisers who understand:
• Local market trends
• County‑specific requirements
• Probate court expectations
• IRS standards
• Trust administration timelines
Schultz Appraisal Services LLC is trusted by attorneys and estate professionals throughout:
• Will County
• Kendall County
• DuPage County
• Grundy County
• Kane County
Because of our accuracy, communication, and defensible reporting.

8. Estate Appraisals Help Prevent Family Disputes

Clear, professional valuations reduce conflict by providing:
• Neutral, third‑party analysis
• Transparent methodology
• Defensible market data
• Fair distribution of assets
In 2026, families rely on accurate appraisals to avoid disagreements and ensure a smooth estate process.

9. Work With an Appraiser Who Understands Estate Requirements

Schultz Appraisal Services LLC specializes in:
• Estate appraisals
• Date‑of‑death valuations
• Probate appraisals
• Trust valuations
• Retrospective appraisals
• Multi‑property estates
Local expertise includes:
• Will County: Plainfield, Joliet, Shorewood, Bolingbrook, Romeoville
• Kendall County: Oswego, Yorkville, Montgomery
• DuPage County: Naperville, Lisle, Woodridge
• Grundy County: Minooka, Morris
• Kane County: Aurora, North Aurora, Sugar Grove
Local expertise ensures your appraisal reflects:
• Accurate comps
• Market conditions
• Neighborhood trends
• Legal requirements
• 2026 valuation standards

Schultz Appraisal Services LLC
Serving Will, DuPage, Kendall, Grundy & Kane Counties

Handling the estate of a loved one is never easy. Between legal requirements, financial decisions, and family responsibilities, the process can feel overwhelming. One of the most important steps — and one that many executors don’t fully understand — is obtaining a Date‑of‑Death (DOD) appraisal, also known as a retrospective appraisal.
At Schultz Appraisal Services LLC, we specialize in estate and Date‑of‑Death valuations throughout Will County, including Plainfield, Naperville, Joliet, Shorewood, Bolingbrook, and surrounding communities. Our certified appraisers provide the accurate, defensible documentation required by attorneys, accountants, and the IRS.
This guide explains what a Date‑of‑Death appraisal is, why it matters, and how to protect the estate’s financial integrity during a difficult time.

What Is a Date‑of‑Death Appraisal?

A Date‑of‑Death appraisal determines the fair market value of a property as of the date the owner passed away.
This valuation is required for:
• Probate
• Estate settlement
• IRS reporting

• Capital gains calculations
• Trust distribution
• Inheritance planning
Unlike a standard appraisal, a DOD appraisal looks backward in time.
If someone passed away on March 12, 2024, the appraisal must reflect the market value on that exact date, not today’s value.
This requires:
• historical market analysis
• comparable sales from the correct time period
• adjustments based on past market conditions
• detailed documentation for legal and tax purposes
This is why choosing an experienced, certified appraiser is essential.

Why Date‑of‑Death Appraisals Matter in 2026

The real estate market in Will County has shifted significantly over the last several years. Values in Plainfield, Naperville, and Joliet have risen sharply, while other areas have seen more moderate growth.
Because of these fluctuations, the IRS requires estates to use accurate historical valuations, not estimates or current market numbers.
A proper DOD appraisal:
• protects heirs from overpaying taxes
• prevents disputes among beneficiaries
• ensures compliance with IRS guidelines
• provides clarity for attorneys and accountants

• establishes a defensible value for probate court
In 2026, with property values still adjusting, accurate retrospective valuations are more important than ever.

How Schultz Appraisers Perform a Date‑of‑Death Appraisal

Our certified appraisers follow a detailed process to ensure accuracy and compliance:

 1. Review of Historical Market Data
We analyze market conditions from the exact month of the owner’s passing.

 2. Comparable Sales From the Correct Time Period
We select comps that closed before or near the date of death, not current sales.

 3. Property Condition at the Time
We determine the home’s condition as it existed on the date of death.

 4. IRS‑Compliant Documentation
Our reports include the detail attorneys and accountants require.

 5. Clear, Defensible Valuation
Every adjustment is explained so the value holds up under scrutiny.
This is where Schultz Appraisal Services excels — we understand the legal and financial weight of these valuations.

When Do You Need a Date‑of‑Death Appraisal?

You may need a DOD appraisal if:
• You are the executor of an estate
• You are preparing for probate
• You are filing IRS Form 706 or 8971
• You are distributing assets among heirs
• You plan to sell the property
• You need to establish a stepped‑up tax basis
Many executors don’t realize that selling the home without a DOD appraisal can create tax problems later.

What If the Property Needs Repairs or Updates?

A Date‑of‑Death appraisal reflects the condition of the home at the time of passing, even if:
• the home is outdated
• repairs were needed
• the property was vacant
• improvements were made later
This protects the estate from being taxed on value that didn’t exist at the time.

Why Families and Attorneys Choose Schultz Appraisal Services

Schultz Appraisal Services LLC is trusted throughout Will County for:
• Certified, experienced estate and DOD appraisers
• Accurate, defensible retrospective valuations
• Deep knowledge of Will, DuPage, Kendall, and Grundy County markets
• Clear communication with executors, attorneys, and accountants
• Fast scheduling and respectful service
• Reports designed for IRS, probate, and legal compliance
We understand the sensitivity of estate work — and we handle every assignment with professionalism and care.

Final Thoughts

A Date‑of‑Death appraisal is more than a legal requirement — it’s a critical step in protecting the estate’s financial integrity. Whether you’re preparing for probate, filing tax documents, or distributing assets, a certified retrospective appraisal ensures accuracy, fairness, and compliance.
If you’re handling an estate in Plainfield, Naperville, Joliet, Shorewood, Bolingbrook, or any surrounding Will County community, Schultz Appraisal Services LLC is here to support you with clear, accurate, and professional valuations.

Don’t just complain about your property tax bill in Plainfield or Naperville—challenge it with expert data. In 2026, many Will County homeowners are seeing unprecedented hikes in their assessed values. While it is tempting to simply accept the bill as a cost of living in the Fox Valley, the law allows you to grievance your assessment if you can prove it exceeds fair market value. At Schultz Appraisal Services LLC, we provide the professional, certified documentation you need to win your appeal and protect your home’s equity.

The 2026 Will County Assessment Surge

As Plainfield and Naperville continue to rank as top destinations for families, the local assessors are working overtime to update values. However, mass appraisals often overlook the specific details of your individual property. Whether you live in Grande Park, Springbank, Wesmere, or Neuqua Valley, your home is unique. A generic county algorithm cannot account for your home’s interior condition, specific lot location, or recent hyper-local market shifts.

Your 1-2-3 Checklist for a Successful Tax Appeal

The Will County Board of Review has strict deadlines and evidentiary requirements. To secure a reduction, you must move beyond emotion and provide hard evidence that a judge or board member can verify.

1. Analyze Your Assessment Notice (The Blue Card): When you receive your notice in Plainfield Township or Wheatland Township, look at the “Fair Market Value.” If that number is higher than what you could realistically sell your home for in today’s market, you have the legal grounds for an appeal.
2. Audit Your Property Record Card: Many homeowners are overcharged because the county has incorrect data. We help you verify if the square footage of your residential property is accurate or if they are overvaluing “finished” spaces that don’t exist.
3. Hire a Certified Local Appraiser: The Board of Review rarely accepts “Zestimates” or generic Realtor flyers. They require a professional appraisal from a local expert who knows the Will County streets. Schultz Appraisal Services LLC provides a bulletproof report that stands up to scrutiny from county officials and lawyers.

Residential Expertise & The Commercial Roadmap

While our residential expertise is your best tool for a tax grievance, we recognize that Will County is a hub for business.

• Residential Precision: We serve families from Bolingbrook to Shorewood, providing valuations for PMI removal, divorce, estate planning, and bankruptcy.
• Commercial Roadmap: For business owners facing high assessments in the Fox Valley or the I-55 corridor, we provide a professional roadmap for commercial appraisal referrals. Whether you own an industrial warehouse in Romeoville or a retail strip center in Naperville, we ensure you are connected with the right experts to value your business assets correctly.

Serving Lawyers, Lenders, and Private Individuals

We are more than just tax appeal experts. Schultz Appraisal Services LLC is the trusted partner for:

•  Attorneys: Providing neutral, court-ready data for divorce settlements and estate probate.
•  Bail Bond Professionals: Offering rapid-turnaround appraisals for legal emergencies in Will County.
•  Date of Death Valuations: Helping families navigate the complexities of inheritance and IRS requirements with empathy and precision.

Stop overpaying. Get the defense your property deserves.

Call Schultz Appraisal Services LLC today at 847-521-9584)

FSBO Appraisals are often the first serious step homeowners take when deciding to sell without a real estate agent. In areas like Plainfield, Naperville, Joliet, Bolingbrook, Romeoville, Oswego, and nearby communities, pricing a home correctly can feel overwhelming. Markets change fast, buyers are informed, and online estimates rarely tell the full story.

This guide walks through how the process works, why it matters, and what sellers should realistically expect.

Why pricing feels confusing without an agent

Selling without an agent gives control, but it also removes a layer of guidance. Many owners rely on online home value tools, neighbor opinions, or past purchase prices. The problem is simple. None of those reflect current market behavior accurately.

• Nearby sales may look similar but differ in condition
  
• School districts and street location affect value
  
• Market demand shifts month to month

That is where FSBO Appraisals bring clarity. They replace guessing with documented market evidence.

How FSBO Appraisals create confidence from the start

A professional appraisal creates a solid starting point. Instead of wondering whether a price is too high or too low, sellers receive a clear explanation of how value was determined.

• Comparable sales are adjusted line by line
  
• Market trends are reviewed, not assumed
  
• Property strengths and weaknesses are weighed objectively
  

In competitive towns like Naperville or growing areas like Oswego, this clarity prevents costly missteps.

What happens during the appraisal visit

Many sellers expect a quick walk-through. In reality, the inspection is methodical and detailed.

• Interior layout, room count, and flow are reviewed
  
• Condition of kitchens, bathrooms, flooring, and systems is noted
  
• Exterior features, lot size, and neighborhood setting are evaluated

FSBO Appraisals focus on how buyers actually compare homes, not just how a property looks on paper.

Why local knowledge matters so much

Pricing a home in Joliet is not the same as pricing one in Bolingbrook. Even within the same town, values can change from one subdivision to the next.

• Some neighborhoods sell faster than others
  
• Certain home styles command higher demand
  
• School boundaries and commute access impact value

FSBO Appraisals completed by professionals familiar with Plainfield, Romeoville, and surrounding areas reflect these realities instead of broad averages.

Common mistakes sellers make without FSBO Appraisals

Many owners unintentionally hurt their own sale.

• Listing too high and chasing the market down
  
• Listing too low and leaving money on the table
  
• Trusting online estimates that ignore condition
  

Once a listing sits too long, buyers assume something is wrong. A professional appraisal helps avoid that cycle entirely.

How FSBO Appraisals support negotiations

Buyers often challenge prices, especially when no agent is involved. An independent appraisal changes the tone of that conversation.

• Pricing discussions become data-based
  
• Low offers are easier to evaluate calmly
  
• Serious buyers feel more confident moving forward
  

Instead of debating opinions, both sides can reference documented market value.

Timing and turnaround expectations

Most sellers want to move quickly, especially when preparing to list.

• Appointments are typically scheduled promptly
  
• Inspections are efficient and respectful
  
• Reports are delivered within a short timeframe

This allows sellers in fast-moving areas like Naperville and Plainfield to act without unnecessary delays.

Preparing properly before the appraisal

Preparation does not mean hiding flaws. It means presenting the home clearly and honestly.

• Clean spaces allow condition to be seen accurately
  
• Minor safety or maintenance issues should be addressed
  
• Upgrade lists help document improvements

Well-prepared homes support stronger, more defensible conclusions.

Cost versus value of FSBO Appraisals

Some sellers hesitate because of the cost. In reality, the appraisal often pays for itself.

• Prevents multiple price reductions
  
• Reduces negotiation pressure
  
• Helps attract qualified buyers

Below is a simple overview.

Home Type	General Cost Range	Typical Turnaround
Single-Family Home	Moderate	3–7 business days
Condo or Townhome	Lower	3–5 business days
Custom or Large Property	Higher	5–10 business days

When buyers, attorneys, and lenders review the appraisal

Even though a lender may order their own report, a strong appraisal still carries weight.

• Attorneys use it for documentation
  
• Buyers use it to justify financing decisions
  
• Sellers use it to support pricing discussions

FSBO Appraisals often become the reference point for the entire transaction.

Schedule a professional appraisal

For homeowners in Plainfield, Naperville, Joliet, Bolingbrook, Romeoville, Oswego, and nearby areas, accurate pricing starts with professional insight.

Call Schultz Appraisal Services LLC at (815) 482-2012 to schedule a quick, professional appraisal with Certified Residential Appraisers.

Conclusion:

Selling without an agent does not mean selling without structure. Clear pricing, documented value, and realistic expectations change the entire experience.

FSBO Appraisals reduce uncertainty. They protect against emotional pricing. They support smoother, more confident sales. For homeowners navigating this process, professional insight makes all the difference.

Frequently Asked Questions

What areas are covered?

Plainfield, Naperville, Joliet, Bolingbrook, Romeoville, Oswego, and nearby areas.

Who benefits most from FSBO appraisals?

• Sellers pricing a home independently
• Buyers seeking confirmation of value

Are these appraisals independent?

Yes, certified residential appraisers follow strict standards and no interest in the sale outcome.

How long does the process usually take?

Inspection and reporting typically completed within days.

Can the appraisal help during negotiations?

Yes, it provides objective pricing support and reduces emotional back-and-forth.

Does the appraisal include photos and measurements?

Yes, full documentation is included.

How long is the value considered reliable?

Several months under stable market conditions.

Is an appraisal better than online estimates?

Online tools use limited data. Professional appraisals reflect true condition and local sales.

What information helps the appraiser?

• Upgrade history
• Property tax and permit records

When should the appraisal be ordered?

• Before listing
  Before accepting or countering offers

When it comes to splitting property during a divorce, guessing the value of your home or assets is a recipe for disaster. That’s where Divorce Appraisals come in, they tell you exactly what’s fair, what’s real, and what you’re entitled to. No drama. No surprises. Just facts.

Divorce Appraisals Aren’t Optional, They’re Essential

Here’s the deal: Divorce Appraisals aren’t just numbers on paper. They are your shield against unfair settlements. Trying to divide property without one? That’s asking for headaches, arguments, and a possible court fight.

With a professional appraisal, you get:

• Fairness: No one can manipulate the value.
• Accuracy: Based on real market data, not guesses.
• Proof: Legal-grade reports for lawyers and courts.

Whether it’s a family home, an investment property, or anything valuable, Divorce Appraisals make sure everyone gets what’s rightfully theirs.

How Divorce Appraisals Actually Work – Step by Step

Stop guessing. Here’s what happens when a pro handles your property:

1. Property Inspection – The appraiser checks the house from top to bottom, inside and out. Every upgrade, every feature counts.
   
2. Market Comparison – They compare your property to similar homes in Plainfield, Naperville, Joliet, Bolingbrook, Romeoville, Oswego, and surrounding areas.
   
3. Report Creation – You get a detailed report with numbers, tables, and charts showing exactly what your property is worth.
   
4. Legal Ready – The report goes to your lawyer, mediator, or the court. It’s ready for action.

Picking the RIGHT Divorce Appraiser—Don’t Settle for Less

Not all appraisers are created equal. Here’s what to look for:

• Licensed in Illinois: No exceptions.
  
• Divorce Experience: They know what courts need.
  
• Local Knowledge: Suburbs from Plainfield to Oswego—knowing the local market is crucial.
  
• Proven Reputation: Check reviews, ask for references, and make sure they deliver.

The Challenges You Can Expect

Even with a pro, you might face:

• Disputes over value – Sometimes one spouse thinks the number is too low. Neutrality is key.
  
• Unique or complex properties – Homes with commercial features or unusual layouts take extra care.
  
• Emotional roadblocks – Yes, homes carry memories, but numbers keep it factual.

What a Divorce Appraisal Costs

Here’s the range you should expect in Illinois:

Property Type	Typical Cost	Notes
Single-family home	$400–$700	Standard residential
Multi-family home	$600–$900	Includes rental income
Commercial property	$800–$1,200+	Complex analysis

Fair, clear, and worth every dollar to avoid messy disputes.

How to Prep for a Divorce Appraisal

Do this right and you save time and stress:

• Gather all documents: deeds, mortgages, renovation records
  
• Make sure upgrades are well documented
  
• Clean and organize the property
  
• Provide full access to every room

Timing Matters, Don’t Delay

The market changes, and so does property value. Book your Divorce Appraisal:

• Early in the divorce process
• Update if the divorce takes a long time

How Divorce Appraisals Help Divide Property

Here’s the reality:

• One spouse might keep the house and compensate the other fairly
• Courts and mediators rely heavily on accurate reports
• They help calculate alimony or offsets when needed

Divorce Appraisals prevent fights and make division straightforward.

Quick Tips to Make the Appraisal Process Smooth

• Be open with the appraiser about property details
  
• Keep a lawyer in the loop
  
• Maintain copies of all reports
  

Focus on the numbers, not the emotions

Conclusion:

For anyone in Plainfield, Naperville, Joliet, Bolingbrook, Romeoville, Oswego, or nearby, Schultz Appraisal Services LLC delivers fast, accurate, and professional Divorce Appraisals. Integrity and client satisfaction are their top priority—no shortcuts.

Contact Schultz Appraisal Services LLC Today
Phone: (815) 482-2012
Email: lebobrad@gmail.com
Location: Plainfield, IL

Frequently Asked Questions

What is a divorce appraisal?

A professional property valuation that ensures fair asset division during divorce.

How long does it take?

Inspections take hours; full reports usually arrive in 1–2 weeks.

Who pays?

Costs are typically shared, but court orders or agreements can adjust this.

Can the value be disputed?

Yes, either party can request a second appraisal.

Are appraisals legally binding?

Courts often rely on them, but settlements can be negotiated separately.

Which properties need appraisal?

Family homes, commercial properties, investment properties, and high-value assets.

How is value determined?

Through property condition, upgrades, comparable sales, and local market trends.

Can reports be used in court?

Absolutely—they’re designed for legal submissions.

How much do they cost in Illinois?

$400–$1,200 depending on property type and complexity.

Can I choose the appraiser?

Yes, choose a certified, experienced professional for accuracy and neutrality.

Let’s be real, property taxes can get way out of hand. You look at your tax bill and think, “Wait… this can’t be right!” That’s where Tax Appeal Appraisals come in. This is your tool to fight back and make sure you’re not paying more than your fair share. Here’s how it works, why it matters, and how to make it happen.

What Exactly Are Tax Appeal Appraisals?

Tax Appeal Appraisals are professional property evaluations designed specifically to challenge your property tax assessment. They’re different from a regular home appraisal because their only job is to give you a rock-solid number you can take to your tax assessor or even to court.

They do three big things:

• Show the real market value of your property
  
• Give you the evidence to appeal high taxes
  
• Help you negotiate with confidence

If your property is in Plainfield, Naperville, Joliet, Bolingbrook, Romeoville, or Oswego, these appraisals can save you serious money.

Why You Can’t Skip a Tax Appeal Appraisal

Here’s the truth: if you try to eyeball your property’s value, you’re asking to overpay. Tax Appeal Appraisals give you:

• Facts, not guesses – Certified appraisers don’t guess, they analyze
  
• Leverage – You walk in knowing exactly what’s fair
  
• Potential savings – Less over-assessed value = lower taxes

It’s not just smart but it’s essential.

How a Tax Appeal Appraisal Works – Step by Step

Stop guessing. Here’s what happens when a professional steps in:

1. Inspection: They check the property top to bottom like condition, size, upgrades, everything.
   
2. Market Comparison: They look at similar properties nearby in Plainfield, Naperville, Joliet, Bolingbrook, Romeoville, Oswego, and surrounding areas to determine the true value.
   
3. Report Creation: You get a clear, detailed report, with tables, charts, and numbers you can trust.
   
4. Appeal Ready: Submit it to your tax assessor or court. It’s ready to fight for you.

Choosing the Right Appraiser

Not every appraiser knows how to handle tax appeals. Here’s what to look for:

• Licensed and certified in Illinois
  
• Experience with tax appeals, this matters a lot
  
• Local market knowledge from Plainfield to Oswego, they should know the neighborhoods
  
• Proven results with references, reviews, and satisfied clients

The right professional makes all the difference.

Common Roadblocks and How to Handle Them

Even a top-notch appraisal isn’t magic. You might face:

• Disputes with the assessor – They may challenge the findings
  
• Unique or complex properties – Homes with custom features take extra care
  
• Timing issues – Deadlines for appeals are strict, so don’t delay

How Much Does a Tax Appeal Appraisal Cost?

Here’s what you should expect to pay in Illinois:

Property Type	Typical Cost	Notes
Single-family home	$400–$700	Standard residential
Multi-family home	$600–$900	Includes income analysis
Commercial property	$800–$1,200+	Complex evaluations

Think of it as an investment like saving hundreds or thousands in taxes beats paying more.

Prep for Your Tax Appeal Appraisal

Want it done right? Do this:

• Collect all deeds, mortgage papers, and renovation receipts
  
• Document all upgrades or improvements
  
• Make your property accessible and neat for inspection

Deadlines matter. Schedule your appraisal early and make sure you know when appeals must be submitted. Market changes over time, so an updated appraisal can sometimes be a game-changer.

Quick Tips for a Smooth Experience

• Be upfront with the appraiser and share every detail
  
• Loop in a tax consultant or lawyer if needed
  
• Keep all copies of reports and documents
  
• Stick to facts, don’t let emotions cloud judgment

How Tax Appeal Appraisals Help You

Here’s the simple truth: a good appraisal can save you a lot of money. It gives you:

• Solid evidence to challenge an inflated assessment
• Confidence in negotiations

Peace of mind knowing you’re paying only what’s fair

Why Schultz Appraisal Services LLC Is the Go-To Choice?

For homeowners in Plainfield, Naperville, Joliet, Bolingbrook, Romeoville, Oswego, and surrounding areas, Schultz Appraisal Services LLC provides fast, accurate, and professional Tax Appeal Appraisals. Integrity, precision, and client satisfaction are top priorities.

Call Schultz Appraisal Services LLC at (847) 521-9584 to schedule a quick, professional appraisal. Certified Residential Appraisers.

Frequently Asked Questions

What is a tax appeal appraisal?

A professional evaluation used to challenge over-assessed property taxes.

How long does it take?

Inspections take hours; full reports are ready in 1–2 weeks.

Who pays for it?

Usually the property owner, but it often pays for itself through tax savings.

Can the assessor dispute the appraisal?

Yes, but certified appraisals carry serious weight.

Are they legally recognized?

Absolutely, they are designed for submission to tax offices and courts.

Which properties need an appraisal?

Homes, multi-family units, commercial properties, and high-value estates.

How is the value determined?

Through market data, property condition, and comparable sales in your area.

Can it lower my property taxes?

Yes, if your assessment is higher than the true market value.

How much does it cost in Illinois?

$400–$1,200 depending on property type and complexity.

Can I pick the appraiser?

Yes, pick a certified, experienced professional for accuracy and credibility.

Losing a loved one is hard. Sorting out real estate questions on top of that can feel overwhelming, especially near year end when tax filings and court deadlines stack up. If you are an executor, trustee, or heir in Illinois, a
clear, defensible appraisal can lower stress and help you make timely decisions. This guide covers when an appraisal is required, what a date of death or “as of” valuation means, what the IRS expects, how to prepare
documents, how long reports take, what it may cost, and how to coordinate access when occupants are present. You will also find straight answers to common questions and myths so you can move forward with
confidence.

When an appraisal is required for an estate

You do not always need an appraisal, but you often should have one. In Illinois estates, a certified appraisal is typically required when:
1- The estate must file a federal estate tax return, Form 706, because the gross estate exceeds the federal exemption, or when portability is elected.
2- Real property needs a fair market value basis established for capital gains tracking for heirs.
3- Probate court requests or orders a valuation, or an attorney or CPA advises it.
4- There are multiple heirs with differing views on value, or a sale, buyout, or distribution is planned.
5- A trust requires a valuation event for funding, allocation, or distribution.
Even when not mandated, a credible report helps prevent disputes and supports informed decisions.

What a date of death appraisal means and what the IRS expects

A date of death appraisal is a retrospective assignment. The appraiser values the property “as of” the decedent’s date of death, not today. The IRS expects fair market value, defined as the price a willing buyer and a willing
seller would agree to, both having reasonable knowledge of relevant facts and neither being under compulsion. For estates, IRS reviewers look for:
A clearly stated effective date that matches the date of death.
A USPAP compliant report with a defined scope, intended use, and intended users.
Comparable sales that bracket size, condition, location, and that closed near the valuation date, with time adjustments when appropriate.
Narrative support for adjustments, market conditions, and final reconciliation.
Online home value estimates are not acceptable substitutes. Zillow and similar tools can be useful for curiosity, but they are not a certified appraisal and will not satisfy the IRS or court requirements.

Documents to gather for a smooth and defensible report

You can speed the process and improve accuracy by collecting:
Will, trust, letters of office for the executor, or trustee certification.
Deed and prior title policy if available.
Prior listings, MLS sheets, or private sale information.
Building permits and contractor invoices for additions or major improvements.
HOA documents, condo declarations, and assessments if applicable.
Recent photos, insurance claim documents, or maintenance records that show condition near the date of death.
Rent rolls, leases, and expense data for income property.
Access details, alarm codes, occupancy status, and the best on site contact.
If the home has changed meaningfully since the date of death, provide photos or records from that time so the retrospective analysis reflects actual condition as of that date.

Coordinating access when occupants are present

Many estate properties are occupied by a surviving spouse, a family member, or a tenant. A respectful, scheduled inspection is standard. Share preferred windows, pet notes, parking instructions, and any mobility or health
concerns. A typical interior and exterior inspection takes about 20 to 60 minutes for a single family home. If full access is not possible, discuss alternatives such as limited scope or exterior only observations, and whether
they fit your intended use.

Timelines, deadlines, and how long reports take

Scheduling: Within a few days in most Illinois markets; rush slots are often available.
Inspection: 20 to 60 minutes in most cases.
Reporting: Commonly 3 to 5 business days after inspection for straightforward residential properties. Complex, multi unit, or mixed use assets may take longer.
If you are facing a filing or court deadline, call early to reserve time and request expedited delivery. Same day or next day reporting is sometimes possible when access and data are in place.

What a probate appraisal is

A probate appraisal is a certified valuation prepared for court administration of an estate. It provides fair market value as of the legally relevant date, usually the date of death. The report is designed to be read by judges,
clerks, attorneys, CPAs, and heirs. It focuses on clarity, documentation, and defensibility, with the level of detail calibrated to the court’s expectations and your attorney’s guidance.

How the appraiser determines value at death

For most residential estates, the appraiser uses the sales comparison approach, selecting comparable properties that sold near the date of death and adjusting for location, size, condition, features, and market timing.
When appropriate, an income approach is added for multi family or rental homes, using market rent and typical expenses to indicate value. For newer or unique homes, a cost approach may help frame land value and
depreciation. The appraiser reconciles these indications to reach a single, well supported conclusion.

Fees and how much a date of death appraisal should cost

In Illinois, many standard single family retrospective appraisals fall in the range of approximately $300 to $600, with complex properties, large homes, acreage, or multi unit assignments priced higher. Rush requests,
expanded narrative needs for litigation, or multiple effective dates may add to the fee. Ask for a written quote that confirms the effective date, intended use, delivery timing, and whether exhibits such as additional
comparable grids are included.

How long an estate appraisal is “good for”

An appraisal does not expire, but market conditions change. For IRS and probate purposes, the key is that the effective date and methodology are sound. If months pass and you need to update, you can request a current
market letter or a new appraisal for a different purpose. Courts and tax authorities look at whether the report credibly reflects the market as of the required date.

Do you need probate if there is a will

A will does not avoid probate by itself in Illinois. Whether you need probate depends on asset titling, the total value of probate assets, and whether there are disputes. Many real estate transfers still go through probate
unless the home was held in a trust, joint tenancy with rights of survivorship, or transferred via a recorded transfer on death instrument. Your attorney will advise on the correct path. If probate is required, expect the court or
counsel to request a certified appraisal.

How to find a good estate appraiser

Look for an Illinois licensed appraiser with estate and retrospective experience, strong local market knowledge, and clear, responsive communication. Ask for turnaround commitments, sample redacted pages that show
adjustment logic, comfort with court, attorney, and CPA coordination, and ability to handle special access situations. Verify that the report will be USPAP compliant and that the appraiser carries appropriate credentials and
insurance. Local familiarity with Will, DuPage, Kendall, Kane, and Cook counties is a plus.

Working with your attorney and CPA

Loop your professionals in early. Share the engagement letter, effective date, intended use, and draft report for review. Your CPA may want specific exhibits or a different format for the workpaper file. Your attorney may
request an addendum or affidavit for court. Clear communication upfront prevents last minute scrambles and rework.

Year end tips and common myths

• Myth: Zillow equals an appraisal. Reality: Online estimates are not court or IRS acceptable and often miss condition, permits, or unique features.
• Myth: You must wait for probate to order an appraisal. Reality: You can order a private use report as executor or trustee so you have numbers to plan.
• Tip: If a sale is planned, coordinate the appraisal with the broker’s pricing opinion. Both perspectives can help set expectations.
• Tip: If you need two values, for example date of death and six months later, ask for a combined engagement to streamline scheduling and pricing.

Need help now

If you are facing a court or filing deadline, or if you need multilingual support in Spanish, Romanian, or Greek, call Schultz Appraisal Services LLC at (815) 482-2012. Our team provides USPAP compliant estate and date of
death reporting across Plainfield, Joliet, Naperville, Oswego, and greater Chicagoland, with weekend scheduling and rush options when possible. You can also learn more about our work with joliet appraisals for probate
court, or request support for estate appraisal for executors in plainfield if that fits your situation. If you prefer to start with a quick conversation, we are happy to provide a free quote and confirm turnaround based on your
timeline.

Summary

A well prepared date of death or probate appraisal provides clarity at a difficult time. You now know when an appraisal is required, how retrospective “as of” valuation works, what the IRS expects for fair market value, which
documents to gather, how long reports usually take, and typical fee ranges. You also have guidance on probate basics, coordination with attorneys and CPAs, and how to manage access when occupants are present.
When you are ready, reach out for a calm, organized process and a defensible report that stands up to scrutiny. We are here to help you meet deadlines and move forward with confidence.

When it comes to real estate, accuracy matters. Whether you’re buying a home, selling property, settling an estate, or navigating a legal or financial situation, having a trustworthy appraisal is essential. In a market as dynamic as Illinois’, you need an appraisal firm that combines experience, precision, and integrity.

That’s exactly what Schultz Appraisal Services LLC delivers.

Proudly serving Plainfield, IL, and surrounding communities, Schultz Appraisal Services offers a comprehensive range of appraisal solutions for residential, commercial, legal, and financial needs. With exceptional attention to detail, commitment to professionalism, and a deep understanding of the local market, we provide valuations you can trust—every time.

Your Trusted Local Appraisal Experts

At Schultz Appraisal Services LLC, we believe every client deserves clarity and confidence when making important decisions involving real estate. From homeowners to attorneys, lenders to investors, we assist individuals and businesses with reliable, unbiased, and thoroughly researched appraisal reports.

We understand that every situation is unique, and our experienced team is equipped to handle a wide range of appraisal needs with precision and care.

Comprehensive Appraisal Services

🏠 Residential Appraisals

Whether you’re selling, buying, refinancing, or managing a family estate, an accurate residential appraisal helps you determine the fair market value of your home. Our residential appraisals include:

• Single-family homes
• Townhouses
• Condominiums
• Multi-unit properties
• Luxury residences

We combine market data, property analysis, and neighborhood insights to deliver transparent and dependable reports.

🏡 Home Appraisals

If you’re preparing to list your home or assessing property equity, our general home appraisal service is ideal. We provide:

• Pre-listing valuations
• Refinance appraisals
• Loan qualification reports
• Pre-purchase assessments

Our team ensures you understand your home’s true market value before making major decisions.

🏢 Commercial Appraisals

For business owners and investors, knowing the value of commercial property is essential. We evaluate:

• Office buildings
• Retail spaces
• Mixed-use properties
• Industrial spaces
• Multi-family commercial properties

Our commercial appraisals are thorough, compliant with industry standards, and trusted by lenders and financial institutions.

💰 Bail Bond Appraisals

Legal situations often require urgent property valuations. Schultz Appraisal Services provides fast, confidential, and accurate bail bond appraisals to help families and individuals secure release during stressful times. We prioritize:

• Rapid response
• Accurate property valuation
• Discreet, professional service
• Court-ready documentation

📉 PMI Appraisals

Private Mortgage Insurance (PMI) is an added expense that homeowners want to eliminate as soon as possible. If you believe your home’s value has increased enough to remove PMI, we can help by providing:

• PMI removal appraisals
• Market condition reviews
• Lender-compliant reports

A professional appraisal is often the key to reducing your monthly mortgage payments.

⚖ Divorce Appraisals

Divorce is emotionally and financially challenging. Property division requires fair and unbiased appraisals. We offer:

• Neutral third-party evaluations
• Court-compliant documentation
• Expert support for attorneys
• Clear, detailed valuation reports

We approach every divorce appraisal with sensitivity, accuracy, and professionalism.

📑 Tax Appeal Appraisals

If you believe your property has been over-assessed, a tax appeal appraisal can make a significant difference. We assist homeowners with:

• Tax assessment reviews
• Accurate, independent valuations
• Support for tax appeal hearings
• Analysis of neighborhood and market changes

Our appraisals can help you potentially reduce your annual property taxes.

🕊 Date of Death Appraisals

Estate settlement often requires property valuations based on the fair market value at the date of a loved one’s passing. Schultz Appraisal Services provides:

• IRS-compliant reports
• Retrospective (historical) valuations
• Support for probate attorneys
• Compassionate, timely service

We ensure families have the documentation they need for estate division, probate, or financial planning.

🏠 FSBO Appraisals (For Sale By Owner)

Selling your home independently requires accurate pricing. A professional FSBO appraisal helps you:

• Set a competitive listing price
• Avoid underpricing or overpricing
• Gain credibility with potential buyers
• Negotiate with confidence

We help FSBO sellers start off on the right foot with strong market insight and clear valuations.

📜 Estate Settlement Appraisals

Handling an estate is stressful enough—property valuations shouldn’t add to the burden. Our estate settlement appraisal services include:

• Retrospective valuations
• Current market value assessments
• Reports for attorneys and executors
• Clear documentation for IRS or legal use

We deliver fair, unbiased appraisals that simplify the estate settlement process.

Why Clients Trust Schultz Appraisal Services LLC

✔ Accurate and Unbiased Valuations

We pride ourselves on delivering carefully researched, objective, and reliable appraisal reports.

✔ Market Expertise in the Plainfield Area

Our deep knowledge of the Plainfield, IL market ensures valuations that reflect true conditions and neighborhood trends.

✔ Fast Turnaround Times

We understand that real estate decisions are time-sensitive, so we work efficiently without compromising accuracy.

✔ Professionalism and Integrity

Every client is treated with respect, transparency, and professionalism from start to finish.

✔ Comprehensive, Clear Reports

Our reports are easy to understand and meet all lender, court, and industry standards.

Serving Plainfield, IL and Surrounding Communities

Schultz Appraisal Services LLC proudly supports:

• Plainfield
• Naperville
• Joliet
• Bolingbrook
• Romeoville
• Oswego
• And surrounding areas

Whether you’re a homeowner, attorney, real estate agent, investor, or lender, you can count on us for dependable valuation services.

Contact Schultz Appraisal Services LLC Today

When you need accurate, timely, and professional appraisals, trust a company that puts integrity and client satisfaction first.

📍 Business: Schultz Appraisal Services LLC
📞 Phone: (847) 521-9584
📧 Email: lebobrad@gmail.com
📍 Location: Plainfield, IL

Let us help you make smart, informed decisions with valuations you can rely on.

So, you’re thinking about buying, selling, or refinancing your home in Schultz, Plainfield, Joliet, Naperville, Aurora, or Crest Hill, and you keep hearing about a Residential Appraisal. Maybe you’re wondering:

• What does it really mean?
• How does it figure out my home’s value?
• Is it going to affect my mortgage or sale?

Let’s break it down of what happens, why it matters, and what you can do to make sure it goes smoothly.

What a Residential Appraisal Really Is

A Residential Appraisal is basically a professional reality check for your home. The appraiser comes in, looks at your property from top to bottom, studies the neighborhood, and checks recent sales of similar homes. Then they give you a number that reflects what your home is actually worth.

Think of it as the bridge between what you hope your house is worth and what the market says it really is. It’s required in lots of situations:

• Buying a home
• Selling a home
• Refinancing a mortgage
• Property tax appeals
• Divorce settlements
• Estate planning
• Investment analysis

Especially in active markets like Naperville, Aurora, or Joliet, a Residential Appraisal is your safety net. It stops surprises before they happen.

Why It Matters

Here’s the thing: without a proper Residential Appraisal, everyone’s guessing. And guesses can cost money.

• Lenders need assurance the home is worth the loan amount.
• Buyers and sellers want a fair price to avoid losing money.
• Homeowners get a real picture of their equity and options.
• Investors can see if a property is actually worth buying.

A Residential Appraisal keeps everyone on the same page.

What Actually Happens During an Appraisal

Many people think the appraiser just walks through, takes a peek, writes a number, and leaves. Nope. Here’s how it really goes:

Step 1: Paperwork First

The appraiser checks:

• Property deed
• Floor plans or surveys
• Receipts for renovations
• Tax records and past appraisals

Step 2: Inspection Time

They walk through the home and look at things like:

• Roof, siding, foundation
• Interior layout and flow
• Number of bedrooms and bathrooms
• HVAC, plumbing, electrical systems
• Flooring, windows, doors
• Garage, yard, landscaping
• Overall condition and curb appeal

They take notes, photos, and sometimes measurements. Every little detail counts.

Step 3: Neighborhood Comparison

Next, they check comparable homes in your area. In Plainfield, Crest Hill, Naperville, Joliet, and Aurora, homes can look similar but have very different values. They study recent sales to get the real picture.

Step 4: Valuation

For most homes, the Residential Appraisal uses the sales comparison method. For rentals or investment properties, income potential may also factor in.

Step 5: The Report

Finally, they write a detailed report. It includes photos, analysis, and the final value. Lenders, buyers, or sellers all rely on this number to make decisions.

What Affects the Value?

Several things influence a Residential Appraisal:

• Location: Schools, amenities, commuting options, neighborhood demand
  
• Condition: New roof, updated kitchen, fresh paint, well-maintained systems
  
• Size & Layout: Functional space matters more than just square footage
  
• Market Trends: Supply, demand, and overall activity in your area
  
• Comparable Sales: What similar homes nearby sold for

Even small details can shift the number up or down.

Market Value vs Appraised Value

Factor	Market Value	Appraised Value
Based On	Buyer offers	Professional analysis
Stability	Can change daily	Evidence-based, more reliable
Purpose	Listing or negotiation	Loans, taxes, legal matters
Driven By	Emotion, timing	Facts, inspections, comparables

A Residential Appraisal gives you confidence that the number reflects reality—not just guesses.

Common Things People Forget

• Messy or cluttered rooms
  
• Unreported renovations
  
• Blocked access to basements or attics
  
• Overlooked yard or landscaping

Easy Prep Checklist

• Clean and declutter every room
  
• Make sure all areas are accessible
  
• Gather receipts or notes for upgrades
  
• Check that lights, HVAC, and appliances work
  
• Maintain yard and landscaping
  
• Have property documents and floor plans ready

A little prep goes a long way toward helping the appraiser see your home’s true potential.

Why Chicagoland Homeowners Need a Residential Appraisal

Markets in Naperville, Joliet, Aurora, Plainfield, and Crest Hill move fast. A Residential Appraisal:

• Confirms fair pricing for buyers or sellers
• Gives you the right numbers for refinancing or tapping equity
• Provides proof for tax appeals
• Helps plan renovations or improvements

A local appraiser knows the area and the market, which is key to getting the number right.

Key Factors Appraisers Focus On

• Comparable sales nearby
• Market trends
• Property condition
• Layout and functionality
  
• Lot size and location
• School district quality
• Curb appeal and landscaping

Common Documents Requested

• Property deed
• Survey
• Tax bills
• Floor plans
• Improvement receipts
• HOA documents
• Previous appraisal reports

Signs of a Healthy Housing Market

• Low inventory and quick sales
• Multiple offers on homes
• New construction nearby
• School upgrades
• Job growth
• High buyer demand

Conclusion:

A Residential Appraisal is all about giving you clarity, confidence, and peace of mind. Knowing your home’s true value helps you make smart financial decisions.

Call Schultz Appraisal Services LLC at (847) 521-9584 to schedule a quick, professional appraisal. Certified Residential Appraisers proudly serve Plainfield, Joliet, Naperville, Aurora, Crest Hill, and the entire Chicagoland area.

Frequently Asked Questions

1. How long does an appraisal take?

Usually 20–60 minutes for the inspection, report delivered in 1–2 weeks.

2. Does cleanliness affect value?

Not directly, but it helps the appraiser see the home properly.

3. Do renovations guarantee higher value?

Not all, but kitchens, bathrooms, and essential systems usually matter most.

4. Can old sales be used?

No, the appraiser focuses on recent, relevant comparables.

5. What if the appraisal comes in low?

A review or additional comparables can be submitted to lenders.

6. Can homeowners be present during inspection?

Yes, it’s often helpful to answer questions and provide documents.

7. Are residential appraisers licensed?

Yes, they must meet state licensing and certification requirements.

8. How does an appraisal affect refinancing?

It determines the maximum loan a lender will approve.

9. Can it help with property tax appeals?

Absolutely, it provides evidence to support your claim.

10. Do lenders use the same appraisers?

No, each lender typically has their own approved panel.

PMI Appraisals can be a game-changer for homeowners in Plainfield, Joliet, Naperville, Aurora, Crest Hill, and the surrounding Chicagoland area who want to remove Private Mortgage Insurance (PMI) sooner than expected. 

Many homeowners assume PMI must stay for years, but equity can grow faster than anticipated. When your home’s value rises quickly, a PMI Appraisal gives you a verified path to request early PMI removal instead of waiting for automatic cancellation.

Call Schultz Appraisal Services LLC at (815) 482-2012 for a fast, customized quote. Our Certified Residential Appraisers serve Plainfield, Joliet, Naperville, Aurora, Crest Hill, and all of Chicagoland.

Understanding the Purpose of PMI Appraisals

Lenders use PMI Appraisals to confirm that your home has gained enough value to lower your loan-to-value ratio (LTV). Once the LTV drops to the lender’s required threshold, PMI is no longer necessary. This is especially useful in Chicagoland neighborhoods where property values are rising or after home improvements in cities like Naperville or Aurora.

Many homeowners don’t realize lenders allow requests for PMI cancellation once the LTV reaches the correct level, even if your mortgage is still in its early years. This is why PMI Appraisals are one of the fastest ways to reduce monthly mortgage payments in Plainfield, Joliet, Naperville, and nearby communities.

When Should Homeowners Request a PMI Appraisal?

Homeowners in Crest Hill, Joliet, and Aurora typically request a PMI Appraisal when:

• Local real estate values are rising rapidly
• Renovations have increased home value
• Comparable sales in the neighborhood show higher valuations
• Significant equity has been built earlier than expected
• The homeowner wants to reduce monthly mortgage costs

While some lenders encourage requests after a certain number of payments, the real advantage is when your property value grows faster than expected. That’s when PMI Appraisals can help remove PMI earlier than the standard schedule.

How PMI Appraisals Remove PMI Faster

The key is the relationship between your mortgage balance and your updated property value. A higher appraisal lowers the LTV, and once it reaches the lender’s threshold, PMI can be removed. A professional appraisal provides verified evidence, which lenders in Chicagoland rely on instead of online estimates or homeowner assumptions.

What Lenders Look For

Lenders in Plainfield, Naperville, Joliet, and Aurora typically review:

• Updated property value
• Structural condition of the home
• Recent comparable sales in your city
• Market trends in your neighborhood
• Code compliance
• Upgrades or improvements
• Overall interior and exterior condition

A strong appraisal showing your home is worth more than your purchase price can convince your lender to approve early PMI removal.

How Long Does PMI Removal Take?

For homeowners in Chicagoland, the process usually follows this timeline:

Stage	Description	Time Estimate
Request submission	Homeowner asks for PMI removal	1–3 days
Appraisal scheduling	Lender assigns a certified appraiser	2–10 days
Property inspection	Appraiser visits home	30–60 minutes
Appraisal report	Professional analysis	3–7 days
Lender review	Underwriter confirms LTV	5–15 days
PMI cancellation	PMI removed from payment	30–45 days

Most homeowners in Naperville, Aurora, and Joliet see PMI removed within 30–45 days of starting the process.

Steps to Maximize Your Appraisal Value

Exterior Improvements

• Clean and organize the yard
• Repair fences and gates
• Upgrade landscaping
• Pressure wash exterior surfaces

Interior Improvements

• Fresh paint and updated lighting
• Clean and polished flooring
• Declutter and organize
• Minor repairs completed

Documentation to Provide

• Receipts for upgrades
• Permits for renovations
• Recent comparable sales in your city

These steps help increase appraisal value and make PMI removal faster and easier for homeowners in Plainfield, Crest Hill, and Joliet.

Cost vs. Benefit

PMI Appraisals typically cost $300–$700 depending on home size and complexity. Paying for an appraisal often pays for itself within months:

• Monthly PMI premiums can exceed $50
• Home values in Naperville, Aurora, and Plainfield are rising
• Home improvements add measurable value
• Comparable sales show strong appreciation

Early PMI removal can save thousands over the life of your mortgage.

High-Impact Home Improvements

Focus on upgrades that most influence your appraisal:

• Kitchen or bathroom renovations
• New flooring or hardwood
• Energy-efficient windows and doors
• Finished basements or additional living space

Medium-impact improvements like fresh paint, upgraded lighting, landscaping, or interior staging also improve your home’s perceived value. Minor cosmetic upgrades are helpful but rarely enough alone to trigger PMI removal.

Why Homeowners in Chicagoland Trust Schultz Appraisal Services LLC

Homeowners across Naperville, Joliet, Aurora, Plainfield, and Crest Hill consistently choose Schultz Appraisal Services LLC because:

• We specialize in PMI Removal Appraisals and not general-purpose reports
• Local market expertise ensures accurate valuations for each city we serve
• Fast turnaround times, often quicker than lender expectations
• Certified Residential Appraisers with deep experience in Chicagoland property trends
• Reliable communication, keeping both homeowners and lenders updated
• Professional documentation that lenders trust for PMI removal decisions

Whether you’re in a newer subdivision in Plainfield, a historic neighborhood in Joliet, or a high-growth area in Naperville or Aurora, our team provides precise valuations that make PMI cancellation smoother and faster.

Conclusion

Lenders in Chicagoland rely on licensed appraisers for accurate PMI removal assessments. Automated tools and online estimates aren’t accepted. That’s why scheduling a PMI Appraisal with Schultz Appraisal Services LLC is the fastest and most reliable way to reduce your mortgage costs.

Call Schultz Appraisal Services LLC at (815) 482-2012 today for fast scheduling and a personalized quote. Our Certified Residential Appraisers proudly serve Plainfield, Joliet, Naperville, Aurora, Crest Hill, and the entire Chicagoland area

Frequently Asked Questions

Can PMI be removed without an appraisal?

Some lenders use automated valuations, but most require a full appraisal.

How much equity is needed for PMI removal?

Lenders typically require 20 to 25 percent equity depending on the loan.

Do home improvements increase appraisal value?

Yes, upgrades and renovations can significantly improve the valuation.

How long does a PMI appraisal take?

The inspection usually takes less than one hour.

Can PMI be removed after one year?

Yes, if the appraisal shows enough equity and the lender allows early cancellation.

Is the homeowner allowed to choose the appraiser?

No, the lender selects the appraiser to ensure neutrality.

How soon after buying a home can a PMI appraisal be requested?

Some lenders allow requests after 12 to 24 months.

What if the appraisal comes in low?

The lender may deny PMI removal until more equity is gained.

How much can early PMI removal save?

Savings range from hundreds to thousands annually depending on the PMI amount.

Are PMI Appraisals refundable?

No, appraisal payments are non-refundable even if PMI is not removed.