Attention homeowners: Real estate appraisal services for in Effingham and Effingham County

The top reasons IL homeowners need Kelly Butts:

Pre-listing appraisals (whether you're using an agent or selling the home on your own)
To challenge a IL property tax assessment
To lower a monthly mortgage payment by removing PMI
Reinstate their Home Equity Line of Credit (or HELOC)
Review a different appraiser's report for verification
In the case of a IL divorce, when real estate needs to be divided
Settle an estate in IL by determining the true market value of property in question

Need help deciding the value of your house in or near Effingham, IL?
Contact Kelly Butts.

At Kelly Butts, we understand the individual needs of a customer seeking appraisal services. While our usual business clients understand the appraisal process and standard reporting formats, you as a consumer will get extra service in the form of an explanation of the process and even special consumer-friendly reporting forms if the assignment allows for them.

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

Since you have an emotional attachment to your home, it's often very hard to be objective about it. Our professional appraisers at Kelly Butts are objective. We won't just tell you what you want to hear, we'll tell you what you need to know. In addition to helping you set a realistic selling price so your house will attract many interested buyers, a professional appraisal is very valuable as a negotiating tool once you have an attainable buyer. It gives you something tangible to show the buyer. It's an independent third party's opinion of your house's value, and not just how much your home is worth. Interested buyers assume that you have an emotional attachment to your home and will be more likely to give credibility to a qualified appraiser's value judgement than yours.

Need to cancel PMI?

Getting the PMI (Private Mortgage Insurance) eliminated from your mortgage loan is a fashionable way to cut costs for homeowners. Your monthly payments will go down once your mortgage loan is down below 80% of the value of your property. In most cases you can apply to a lender to have the PMI eliminated from your loan. At Kelly Butts, we're experts in helping people just like you remove undesirable PMI insurance.

Challenge Tax Assessment

Your local tax assessor may have your house overvalued if you live in a local area that's going down. That only means you are paying more taxes than you should. The faster you take care of a matter like this, the better off you'll be, since your property assessment may likely go up again in the next period. A professional appraisal from Kelly Butts is your number one weapon when challenging your property tax assessment.

Was your HELOC recently frozen?

If your house is in a declining area, your lender might just choose to automatically freeze your home equity line of credit (HELOC) - even if your specific property has not declined in value. This can be be bad for your credit score since it may appear as though that credit line is maxed out, and also inopportune from a cash flow standpoint. Kelly Butts can provide you with a professional appraisal to help you reinstate your HELOC.

We Also Offer Field and Desktop Appraisal Review Services

Have you just gotten a copy of your appraisal and you would prefer to have a veteran appraiser double-check it for efficiency or do you want a second opinion without the cost and delay of waiting for a whole new appraisal? Kelly Butts offers field reviews where we'll go out and check the subject and comparables. If you're 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.

Need a retrospective review of an appraisal report? We can help with that too. While usually requested by banks, you may desire to exploit this service if you suspect mortgage fraud related to your home.