Need an appraisal in Hazleton or Luzerne County?

See the top 7 reasons why Pennsylvania homeowners hire Robert Pachence:

Find the right listing price (whether you're using a real estate agent or selling the home on your own)
Challenge Luzerne County's assessment of your property value
To cut their mortgage payments by removing PMI
Reinstate their Home Equity Line of Credit (HELOC)
To review a different appraiser's report for verification
If real estate property needs to be divided because of a divorce
Settle an estate in Pennsylvania by determining the true market value of a property


	Need help determining the value of your home in or near Hazleton, Pennsylvania? Contact Robert Pachence.

At Robert Pachence, we understand the particular needs of a customer in need of appraisal services. Our regular business clients understand the appraisal process and the standard reporting formats. Being a person not in the real estate industry that probably doesn't look at appraisals every day, we'll be sure you get extra guidance and explanations through the appraisal process to more clearly understand what we do and how we document our findings.

For Sale by Owner (FSBO)/Pre-Listing Services

It's very hard to be objective about your own house because of your emotional attachment to it. A professional appraiser is objective and will tell you what you need to know, not just what you want to hear. A professional appraisal is a very important negotiating tool once you have an interested buyer, in addition to helping you set a realistic price to sell at so your house will attract buyers. The appraisal is something concrete to show your buyer. The appraisal is an independent third party's opinion of your house's market value, not just you saying how much your home is worth. Potential buyers know that you have an emotional attachment to your home and will be more likely to give credibility to a seasoned appraiser's value report than yours.

Challenge a property tax assessment

If you live in an area that is declining or is not appreciating as much as other homes close by, your local tax assessor may have your home overvalued. This only means you are probably paying higher taxes than you should be paying. The quicker you take care of things like this, the better, since your property assessment may likely go up again in the next period. When contesting your property tax assessment, getting an appraisal report from Robert Pachence is your best weapon.

Appraisals to remove PMI

Getting the PMI (Private Mortgage Insurance) canceled from your mortgage loan is a fashionable money saver for homeowners. Once your mortgage loan amount is down below 80% of the value of your home, in most cases you can apply to your lender to have the PMI eliminated from your loan, which will make your monthly payments go down. At Robert Pachence, we're qualified in helping homeowners just like you remove unneeded PMI insurance.

HELOC recently frozen?

Your lender might make the decision to automatically freeze your home equity line of credit (HELOC) if your house is in or near a declining area -- even if your specific property has not declined in value. This can be inopportune from a cash flow point of view, and destructive to your credit score since it may appear as though that credit line is maxed out. A professional appraisal from Robert Pachence can help you reinstate your HELOC.

We Also Provide Field and Desktop Appraisal Review Services

Do you need a veteran appraiser to double-check your appraisal for accuracy, or do you want a second opinion without the charge and delay of waiting for a whole new appraisal? We can go out and check the subject and comparables in question in a field review. If you need it 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.

We can also provide you with a retrospective review of any appraisal you may have had in the past. While typically requested by banks, you may want to employ this service if you suspect mortgage fraud related to your home.