What Cromartie Appraisal Service Does and How to Work With Them

Cromartie Appraisal Service provides property valuations for real estate transactions and refinancing across South Carolina

Cromartie Appraisal Service is a South Carolina-based appraisal firm that conducts property valuations for buyers, sellers, lenders, and homeowners. The company performs the inspections and market analysis required when you're buying a home, refinancing a mortgage, or need to establish a property's current value for other purposes. Like all appraisers in South Carolina, Cromartie's appraisers must hold a state license and follow the Uniform Standards of Professional Appraisal Practice (USPAP), a national code that governs how appraisals are conducted and reported.

An appraisal is not the same as a home inspection or a tax assessment. An appraiser estimates what a property is worth based on comparable sales, the property's condition, location, and market trends. That value determines how much a lender will loan you, influences the price you might offer or accept, and can affect property tax disputes. Cromartie conducts this work as an independent third party, meaning they have no financial stake in whether the appraisal comes in high or low.

Key Takeaways

• Cromartie Appraisal Service performs residential property valuations for mortgages, refinances, and other real estate purposes across South Carolina.
• South Carolina appraisers, including those at Cromartie, must hold a state license and follow national appraisal standards (USPAP).
• An appraisal typically takes one to two weeks from inspection to final report, though timing depends on the property type and current demand.
• The cost of an appraisal varies by property size and location but is usually paid by the buyer or refinancing homeowner, sometimes split with the lender.
• You can request a copy of the appraisal report from your lender or the appraisal company, and you have the right to dispute the value if you believe it is inaccurate.

When you might need Cromartie's services

You typically need an appraisal when a lender requires one as a condition of the loan. If you're buying a home with a mortgage, your lender orders the appraisal to confirm the property is worth at least what you're borrowing. If you're refinancing, the lender again needs to know the current value to decide how much they'll lend against the home. Appraisals are also ordered for estate settlements, divorce proceedings, property tax appeals, or insurance purposes.

In some cases, you might order an appraisal independently—for example, if you want to know your home's value before listing it for sale, or if you're considering a major renovation and want to understand the likely return on investment. Cromartie can conduct these non-lender appraisals as well, though you would pay the full cost yourself rather than having it rolled into a loan.

How to request an appraisal from Cromartie

If your lender has ordered the appraisal, your lender contacts Cromartie directly and provides them with the property address, loan amount, and deadline. You don't place the order yourself in this scenario—the lender does. However, you should expect Cromartie to contact you to schedule the inspection, usually within a few days of the order. Have your address, phone number, and a time window when someone can be home ready to share.

If you're ordering an appraisal independently, contact Cromartie directly by phone or through their office to discuss the property, the purpose of the appraisal, and the cost. Be prepared to provide the property address and explain why you need the appraisal, as the purpose affects how the appraiser conducts the work. Cromartie will give you a quote and a timeline before you commit.

What happens during the appraisal process

The appraiser visits the property and spends 30 minutes to two hours inspecting the interior and exterior, depending on the home's size and condition. They measure rooms, note the roof condition, check the foundation, evaluate the kitchen and bathrooms, and assess overall maintenance. They photograph the property and take notes on anything that affects value—recent renovations, damage, upgrades, or deferred maintenance.

After the inspection, the appraiser researches comparable sales in the area—homes similar in size, age, condition, and location that sold recently. They adjust those comparable prices up or down based on differences between those homes and the subject property. They also consider market trends, neighborhood desirability, and local economic factors. This analysis becomes the foundation of the final value estimate.

The appraiser then prepares a written report that includes the property description, photographs, the comparable sales analysis, and the final appraised value. This report is submitted to the lender or to you, depending on who ordered the appraisal. The entire process typically takes one to two weeks from inspection to final report, though it can be faster or slower depending on the appraiser's workload and the complexity of the property.

Understanding appraisal costs and who pays

Appraisal costs vary based on the property's size, location, and complexity. A standard single-family home appraisal in South Carolina typically ranges from several hundred to over a thousand dollars, but the exact amount depends on the market and the appraiser. Rural properties, large estates, or homes with unusual features may cost more because they require more research and analysis.

When a lender orders the appraisal, the cost is usually paid by the buyer at closing or by the refinancing homeowner as part of the loan process. Some lenders cover part of the cost, though this is less common. If you order the appraisal independently, you pay the full amount upfront or at the time of the inspection. Ask Cromartie for a quote before scheduling so you know the cost.

What to do if you disagree with the appraisal

If the appraised value is lower than you expected or lower than the purchase price you agreed to, you have options. First, review the appraisal report carefully to see if there are factual errors—incorrect square footage, missing rooms, or mischaracterized condition. If you find errors, contact Cromartie or your lender in writing and ask for a reconsideration. Appraisers can issue a revised report if they made a mistake.

If the appraisal is accurate but you believe the value is still too low, you can request a second appraisal, though you'll pay for it yourself. You can also provide the appraiser with evidence of recent comparable sales they may have missed or information about recent improvements to the property. Some lenders will order a second appraisal if you dispute the first one, but this is not may provide and may delay your closing or refinance.

If you're buying and the appraisal comes in low, you have the option to renegotiate the purchase price with the seller, make up the difference in cash, or walk away from the deal if your contract allows it. These decisions depend on your situation and your contract terms.

South Carolina appraisal licensing and standards

All appraisers working in South Carolina, including those at Cromartie, must hold a license issued by the South Carolina Department of Labor, Licensing and Regulation (SCDHEC). Appraisers must complete education requirements, pass an examination, and meet experience standards. Licenses are renewed periodically and require continuing education to stay current.

Appraisers also follow the Uniform Standards of Professional Appraisal Practice (USPAP), a national code of ethics and standards that governs how appraisals are conducted, reported, and communicated. USPAP requires appraisers to be independent, objective, and unbiased in their work. It also requires them to disclose any conflicts of interest and to base their opinions on factual evidence rather than assumptions. These standards protect you by ensuring the appraisal is conducted professionally and fairly.

Frequently Asked Questions

How long does an appraisal take?

The inspection itself usually takes 30 minutes to two hours, depending on the property size. The full appraisal process—from inspection to final report—typically takes one to two weeks. Rush appraisals may be completed faster, but this depends on the appraiser's schedule and may cost more.

Can I be present during the appraisal inspection?

Yes, you can be home during the inspection, and many appraisers prefer it so they can ask questions about recent improvements or maintenance. However, you should let the appraiser work independently and avoid trying to influence their observations or opinions.

What if the appraisal is higher than the purchase price?

If the appraised value is higher than the purchase price, the lender will loan based on the purchase price, not the higher appraisal. This is good news for you because it means the property is worth more than you're paying, but it doesn't change your loan amount or monthly payment.

Can I challenge an appraisal if I think it's wrong?

Yes. If you believe there are factual errors in the report, contact Cromartie or your lender in writing with evidence. Appraisers can issue a revised report if they made a mistake. If you disagree with the value itself, you can request a second appraisal at your own cost.

Is an appraisal the same as a home inspection?

No. An appraisal estimates the property's market value based on comparable sales and condition. A home inspection examines the property's systems and structure for defects and safety issues. Both are useful but serve different purposes, and lenders typically require only the appraisal.