Appraisers in Florida

Florida has 5,890 active appraiser licenses, including 2,196 Certified General, 3,690 Certified Residential, and 4 Licensed Residential.

The counties in Florida with the most active appraisers are Miami-Dade (392), Broward (372), Hillsborough (319), Palm Beach (291), and Orange (262).

A Certified Residential appraiser is licensed to appraise residential properties of any value, including 1-4 unit homes. A Certified General appraiser holds the highest credential and can appraise any property type, including commercial real estate, industrial buildings, and large multifamily complexes. Certified General requires more education and experience hours under federal AQB minimums.

The Uniform Standards of Professional Appraisal Practice (USPAP) is the federal-level rulebook all licensed appraisers must follow. It governs how appraisals are developed, reported, and reviewed. Lenders, courts, and government agencies require USPAP-compliant appraisals, which is why every credentialed appraiser must take USPAP continuing education every two years.

A typical single-family appraisal takes 30 to 60 minutes on-site for the inspection and 3 to 7 business days for the written report to be delivered. Complex properties, rural homes without comparable sales, and rush jobs can take longer or shorter respectively.

An appraisal is a USPAP-compliant valuation performed by a licensed appraiser and is the only valuation type lenders can use for most mortgage decisions. A Broker Price Opinion (BPO) is an informal valuation by a licensed real estate agent, faster and cheaper, but not a substitute for an appraisal. An Automated Valuation Model (AVM) is a software-generated estimate based on public records and comparable sales, used for screening but not for lending decisions.

Yes. The formal process is called a Reconsideration of Value (ROV). You submit additional comparable sales, corrections to property data, or other evidence to the lender, who forwards it to the appraiser for review. The appraiser is not required to change the value but must respond. Recent federal guidance has standardized the ROV process across most lenders.

A traditional appraisal includes an interior and exterior inspection by the licensed appraiser. A hybrid appraisal uses a third-party property data collector to gather on-site information, which the licensed appraiser then uses to complete the valuation remotely. A desktop appraisal is performed entirely from the appraiser’s office using existing data with no on-site visit. Hybrid and desktop appraisals are accepted by Fannie Mae and Freddie Mac for many transactions but not all.

Make sure the appraiser has access to every room, including basements, attics, and garages. Have a list of recent improvements with dates and costs. Ensure smoke and carbon-monoxide detectors are installed and working. Address obvious safety issues like missing handrails or exposed wiring before the visit. Cleanliness does not affect value, but functional access does.

Lenders are required by federal regulation to determine that the property securing a mortgage is worth at least the loan amount. The appraisal protects the lender, and the secondary market that buys the loan, from over-lending against a property. Appraisals are typically ordered through an Appraisal Management Company (AMC) to maintain independence between the lender and the appraiser.