Attention homeowners in Morganfield and Union County: Need an appraisal?

Check out the top reasons KY homeowners hire Duncan & Associates:

Pre-listing appraisals (whether they're selling the home on their own or using an agent)
To challenge a KY property tax assessment
Remove PMI to reduce their monthly mortgage payment
To reinstate your Home Equity Line of Credit (HELOC)
To review a different appraiser's report for verification
If property needs to be divided because of a divorce
Determine the true market value of property in question to settle an estate

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

At Duncan & Associates, we understand the particular needs of a consumer in need of appraisal services. While our usual clients understand the appraisal process and standard reporting formats, you as a consumer will get an extra level of customer 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 house, it's often very hard to be objective about it. Our professional appraisers at Duncan & Associates are objective. We won't just tell you what you want to hear, we will tell you what you need to know. A professional appraisal is very crucial as a negotiating tool once you have an interested buyer, in addition to helping you set a realistic selling price so your house will attract many interested buyers. It's something tangible to show your buyer. An appraisal is an independent third party's opinion of your home's value -- not just you saying how much your home is worth. Potential buyers assume you have an emotional attachment to your house and will be more likely to give credibility to an accomplished appraiser's value assessment than yours.

Need to remove PMI?

PMI stands for Private Mortgage Insurance. A fashionable way to save money for homeowners is getting the PMI eliminated from their mortgage loan, thus saving them money on their monthly payments. Your monthly payments will go down once your mortgage loan amount is less than 80% of the value of your home. In most cases you can apply to a lender to have the PMI eliminated from your loan. Duncan & Associates is qualified in helping customers just like you abolish unnecessary PMI insurance.

Challenge a property tax assessment

Your local tax assessor may have your home overvalued if your home not appreciating as much as other houses nearby. This only means you are most likely paying higher taxes than you should be paying. The earlier you take care of things like this, the better, since your property assessment may likely go up again in the next period. Getting an appraisal from Duncan & Associates is your number one weapon when contesting your property tax assessment.

Was your HELOC recently frozen?

If your property is in a declining area, your lender just might make the decision to automatically freeze your home equity line of credit (HELOC) - even if your specific property has not declined in value. This can be be detrimental to your credit score since it may appear as though that credit line is maxed out, and also inopportune from a cash flow angle. Duncan & Associates can provide you with a professional appraisal to help you reinstate your HELOC.

Field and Desktop Appraisal Review Services

Would you wish a second opinion without the expense and delay of waiting for a whole new appraisal? Or do you want a professional to double-check your appraisal for precision? Duncan & Associates offers field reviews where we'll go out and check the subject and comparables. If you're in a rush, we'll provide desk review and verify as many facts as we can using online data sources as well as our own files.

Need a retrospective review of an appraisal report? We can help with that too. While typically requested by banks, you may need to take advantage of this service if you suspect mortgage fraud related to your home.