Welcome to our home page. We are the best forensic appraiser firm in Arizona.

At MLB Appraisal and Associates we provide commercial and residential real estate valuations. We investigate each property for our clients to a degree that is unheard of in the appraisal industry. The profession has been driven down to demand speedy bank style form reports with results that rarely have more information provided than that found on Zillow.

Arizona's Current Economic Real Estate Conditions: 

Arizona continues to grow. The population level for Arizona in 2019 was estimated at 7,189,020.

The top 5 States contributing the most to Arizona's In-Migration in 2018:

  • California          - 68,516
  • Texas               - 20,245
  • Washington      - 17,560
  • Oregon            - 13,697
  • Illinois             - 13,247

Source: https://www.azcommerce.com/oeo

A recent negative impact occurred as a result of an economic shut down from a global virus. Recent protesting and in some instances riots in major cities have had an affect on consumer confidence. The declines in the markets are due to the "Great Shutdown"/global virus crisis. Consequently, less sellers entered the marketplace. As the peak of the selling season began it created a shortage of supply and now rising prices.

Single-family interest rates remain historically low and any market resistance appears to be fueled by continued growth, low rates, government stimulus and a recent sales surge. The unemployment rate for Arizona is at 10% as of June of 2020 which is down from the peak at 13.4 in April. The unemployment rate for Payson (Gila County) was 7.6 in May, down from spike at 11.7 in April of 2020, but is now again trending back up to 9.2 as of June of 2020. Economic data lags the actual moving market and the future is uncertain for consumers.

The market is shifty and unstable due to continued viral shut down, extended social distancing requirements and electoral uncertainty. This led to a shortage of available property listings and rising price levels in the midst of a global virus crisis. The recent surge in activity is mostly related to the peak of the summer selling season.

The residential market is stable to increasing overall. Some sub-markets are increasing rapidly but there are also some declines due to the COVID-19 impact. The economy is being artificial stimulated at this time. Market reports are mixed with positive and negative results.

This fast-changing industry and COVID-19 impact has led us to change and do more desktop valuations. We still offer onsite appraiser inspection consultations. We can also arrange for a Desktop Face-time inspection of the property, when needed.

A caution to clients is do not save a few bucks appraiser shopping for the cheapest and fastest appraiser out there because the result could be very costly. Procure your appraisal study today with MLB Appraisal and Associates. We take the time to investigate and provide you with the information and facts about the property so you can make an educated and equitable decision.

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Know what definition and source of value applies to you and the appraisal problem to be solved.

"Fair Market Value" the price that a seller is willing to accept and a buyer is willing to pay on the open market and in an arm’s-length transaction; the point at which supply and demand intersect.

Source: Black's Law Dictionary, 11th ed. (West Group, 2019), Bryan A. Garner, editor, Page 1,865.

The 11th Edition of Black’s Law Dictionary is the most concise definition source available in the industry at this time.

Market Value: The market value, as of a specified date, in cash, or in terms equivalent to cash, or in other precisely revealed terms, for which the specified property rights should sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under undue duress.

Source: Appraisal Institute, The Appraisal of Real Estate, Fourteenth Edition (Chicago, Illinois, 2014), page 58.

Market Value: A type of value that is the major focus of most real property appraisal assignment. Both economic and legal definitions of market value have been developed and refined, such as the following. * 1. The most widely accepted components of market value are incorporated in the following definition: The most probable price, as of a specified date, in cash, or in terms equivalent to cash, or in terms equivalent to cash, or in other precisely revealed terms, for which the specified property rights should sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under undue duress.

Source: Appraisal Institute, The Dictionary of Real Estate Appraisal, 6th ed. (Chicago: Appraisal Institute, 2015), pg. 141.

These are few of the value definitions available and there are many others that are published within the industry.

State Wide Coverage for a multitude of assignment types:

-Appraisal Consulting
-Narrative Appraisals
-Arizona Solar Appraiser - Solar PV "Bonus Value" study
-Commercial Properties
-Large Estate Properties
-Luxury Custom Estate Properties
-Complex Residential
-Historic Properties
-Residential Properties in Aviation or Equestrian use communities
-Eminent Domain
-Dwellings with Alternative Methods of Construction (i.e.: imported materials, reclaimed materials and log construction)

Services offered include, but are not limited to subdivision appraisals, large estate properties, ranch properties, easement valuations, eminent domain cases, litigation appraisals along with expert witness services. We are also able to aid legal counselors in developing cross examination strategies for expert testimony from appraisers.

Other appraisal types provided through our company include:

-Primary and Secondary Mortgages
-Mortgage Refinancing/Purchasing
-Employee Relocation & REO
-Private Mortgage Insurance Removal
-Estate Planning
-Divorce Settlement/Dissolution of Marriage cases
-Trust Settlement
-FHA Appraisals
-Pre-Listing Valuations
-Vacant Land
-Proposed Construction/Remodel Appraisal

Through this web site, you can perform a number of tasks. You can research appraisal types, market conditions or place an order. As we want you to be able to make an informed decision no matter what the appraisal is needed for, we encourage you to also call or email us with any additional concerns you may have. We are available to answer any questions.

Remember when you hire an appraiser you are seeking an opinion from a professional and you are encouraged to gain other opinions from other professionals; especially if major financial events are pending, life events could change based on the outcome of the results or if time constraints are a factor in your decision making process. We advise you to hire additional real estate professionals to ensure you are able to make more educated real estate decisions and not rely solely on one opinion. In many cases, clients have the freedom to request multiple appraisals/appraisers and are rarely limited to just hiring one professional’s opinion.

We take the time to research the facts and communicate them to our clients so they can make educated decisions. Do not rush into a major financial decision that could impact your life for years to come without getting an Appraisal from MLB Appraisal and Associates, as are self-proclaimed as the best private forensic appraisal firm in Arizona.

Thank you for your time and referrals and please contact us directly with any questions or needed services.


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Today's Rates

Mtg Loan Rate APR
30-yr Fixed 4.55% 4.7%
15-yr Fixed 4.01% 4.22%
1-yr Adj 2.76% 3.42%
* national averages
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