Your client's estate case has a court date in three weeks. There's a house in Scottsdale that needs a property value for the settlement. Do you order a full interior appraisal — or will a desktop appraisal work?
This is one of the most common questions we get from attorneys in Arizona, and the answer depends on exactly how the value will be used.
What Is a Desktop Appraisal?
A desktop appraisal is a licensed property valuation performed without a physical inspection. The appraiser uses MLS data, public records, tax assessments, Google Street View, and comparable sales to develop an opinion of value.
It's completed by a state-licensed or certified appraiser and follows USPAP (Uniform Standards of Professional Appraisal Practice) guidelines. The key difference from a traditional appraisal is that the appraiser doesn't physically enter or walk around the property.
What Is a Traditional (Full Interior) Appraisal?
A traditional appraisal includes a full physical inspection — the appraiser enters the home, photographs every room, measures the exterior, checks the condition of finishes and systems, and verifies the property characteristics in person.
This produces the most comprehensive report and is the standard required by mortgage lenders for financing. It's also the most expensive ($350–600+) and takes the longest (1–3 weeks for scheduling + completion).
When a Desktop Appraisal Is Sufficient
For most non-lender use cases in Arizona, a desktop appraisal is not only sufficient — it's often the better choice:
- Estate and probate settlements — The court needs a fair market value. A desktop appraisal from a licensed appraiser provides exactly that, without the scheduling delays of an interior inspection.
- Divorce property division — When both parties need an agreed-upon value for the marital home, a desktop appraisal is fast, affordable, and defensible. If the value is contested, a full interior can be ordered as a follow-up.
- Date-of-death retrospective valuations — Since the value is being determined for a past date (often months or years ago), a physical inspection of the property's current condition is less relevant. Public records and historical comp data are the primary inputs regardless.
- Pre-litigation value estimates — Before committing to a full appraisal, attorneys often need a quick ballpark from a licensed source. A desktop report at $150 can inform whether a $500 full interior is justified.
When You Need a Full Interior Appraisal
There are situations where a desktop appraisal won't cut it:
- Mortgage financing — Lenders require a full interior appraisal for purchase or refinance loans. A desktop appraisal cannot be used for mortgage purposes.
- Significant renovations or damage — If the property has been substantially modified, has fire/water damage, or is in unusual condition, a physical inspection is necessary to assess its actual state.
- Unique or custom-built properties — Highly custom homes, large acreage, or mixed-use properties often require in-person evaluation to properly assess contributory value of unique features.
- Contested valuations heading to trial — If you anticipate the opposing party will challenge the appraisal and expert testimony may be needed, a full interior appraisal provides a stronger foundation.
Side-by-Side Comparison
| Desktop Appraisal | Full Interior Appraisal | |
|---|---|---|
| Cost | $99–175 | $350–600+ |
| Turnaround | 24 hours | 1–3 weeks |
| Physical inspection | No | Yes — full interior + exterior |
| USPAP compliant | Yes | Yes |
| Court-defensible | Yes (non-lender use) | Yes (all uses) |
| Mortgage-eligible | No | Yes |
| Performed by | Licensed appraiser | Licensed appraiser |
| Best for | Estate, divorce, investment | Lending, contested, complex |
The Bottom Line for Arizona Attorneys
If your client's case needs a property value for estate settlement, divorce proceedings, or probate — and it's not going to a mortgage lender — a desktop appraisal gets you a licensed, defensible number in 24 hours at a fraction of the cost.
If the property is complex, the value will be contested in court, or a lender is involved, go with a full interior appraisal.
Most of the attorneys we work with start with a desktop appraisal for efficiency and only escalate to a full interior if the case requires it. That approach saves their clients money and keeps timelines on track.
Next Day Desktop Valuations delivers licensed desktop appraisals for Arizona attorneys starting at $150. Retrospective and divorce valuations from $175. 24-hour turnaround. Order online →