Frequently Asked Questions

A real estate appraisal is an independent, certified assessment of a property's fair market value. The appraiser inspects the property, analyzes recent comparable sales in the area, and produces a written report documenting the value conclusion. Appraisals are used for legal proceedings, estate settlements, divorce cases, tax filings, and home sales — any situation where an accurate, defensible property value is needed.

Value is determined by the property's condition, size, location, features, and how it compares to similar properties that have recently sold nearby. An appraiser is not evaluating cleanliness or décor — but structural issues, deferred maintenance, and unpermitted work can all affect value. The goal is an accurate read of what the property would sell for on the open market.

An appraisal determines market value. A home inspection evaluates physical condition — systems, structure, safety issues. They serve different purposes and are conducted by different licensed professionals. If you're selling or settling an estate, you likely need an appraisal. If you're buying and want to know what repairs are needed, you need an inspection. Sometimes you need both.

Mat Just is the principal appraiser on every assignment. His experience, his standards, his signature, and his word are behind every report that leaves this office. When you request an appraisal from Just Appraisals Inc., you have Mat's word behind it.

We handle estate appraisals (including date of death valuations, step-up in basis, inherited property, and trust administration), divorce and legal separation appraisals, pre-listing appraisals for homeowners, and commercial property appraisals. We do not do lending appraisals.

Orange County is our primary market — all cities, every neighborhood, 24 years of continuous coverage. Cities served include Anaheim, Santa Ana, Irvine, Costa Mesa, Tustin, Huntington Beach, Newport Beach, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake Forest, Mission Viejo, Aliso Viejo, Rancho Santa Margarita, San Juan Capistrano, Dana Point, San Clemente, and all surrounding communities.

We also regularly take estate and legal assignments throughout the northern San Diego coastal corridor, including Oceanside, Carlsbad, Encinitas, Cardiff by the Sea, Solana Beach, Del Mar, La Jolla, Rancho Santa Fe, San Marcos, and Vista. Select Los Angeles County assignments are available for the right job.

Yes — a significant part of our practice comes through referrals from estate attorneys, divorce attorneys, CPAs, and estate planners. We understand what legal and estate filings require and deliver reports that are accurate, properly documented, and defensible in court or mediation. There is a page on this site built specifically for professionals who refer clients regularly.

A date of death appraisal establishes the fair market value of a property as of the date the owner passed away. It's required for estate tax filings, trust distributions, and most court-related estate matters. The value is retroactive — we determine what the property was worth on a specific past date, not today. This type of appraisal requires experience with historical market data and careful documentation.

When a property is inherited, the IRS allows the cost basis to be stepped up to the fair market value at the date of the original owner's death. This can significantly reduce capital gains taxes when the heir sells the property. A certified appraisal is required to establish and support that value for the tax filing. Attorneys and CPAs often refer to this simply as a "step-up appraisal" — it's the same as a date of death appraisal applied to this specific tax purpose.

In a divorce, both parties need to agree on — or litigate — the value of any shared real estate. An appraisal ordered by one side can be challenged by the other. An independent appraiser with no relationship to either party removes that friction. The report stands on its own, which is why attorneys and mediators prefer independent valuations over estimates provided by either side.

A pre-listing appraisal is an independent appraisal of your home's current market value, completed before you put it on the market. It gives you a certified, defensible number to price from — so you go into negotiations with an independent assessment behind you rather than relying solely on your agent's estimate or what similar homes listed for. It's particularly useful in a market where buyers push back on pricing.

Residential appraisals range from $550 to $900. Rush scheduling and rush reporting are available for an additional fee. A printed hard copy can be added for an additional $100. Commercial appraisals are priced based on scope — contact us to discuss your property and we'll give you a straight answer on cost.

We schedule most inspections within 72 hours of your request. Reports are delivered within 72 hours of the site visit — so plan for approximately one week from request to completed report under standard turnaround. When a filing deadline or court date is driving the timeline, rush service is available.

Yes. Rush scheduling (inspection sooner than standard) and rush reporting (report delivered faster than 72 hours after inspection) are both available. Additional fees may apply. Mention your deadline when you submit your request or call us directly and we'll work out what's possible.

Fill out the request form on this site — select the type of appraisal that fits your situation and we'll follow up with a confirmation and a quote. If you'd rather talk first, call Mat directly at (714) 409-6123. Most inspections are scheduled within 72 hours of the request.

Mat is a California State Certified Residential Appraiser, licensed through the Bureau of Real Estate Appraisers (BREA License #AR029995). He is also a licensed California real estate agent. Both credentials are current and in good standing. He has been appraising properties in Orange County since 2002.

Just Appraisals Inc. was founded in 2002. Mat has been appraising Orange County properties for over 24 years — through multiple market cycles, across every neighborhood, from Anaheim to San Clemente. The practice has been built entirely on referrals, with no paid advertising.

Yes. Our reports are prepared by a California State Certified Residential Appraiser to professional standards and are accepted in Orange County legal proceedings, estate filings, and mediation. Attorneys and CPAs throughout Orange County regularly refer clients to Just Appraisals Inc. for exactly this reason.