Need an appraisal in Mackinaw City or Cheboygan County?

The top reasons MI homeowners need Cecil Bay Appraisal Company:

  1. Get a pre-listing appraisal (whether you're using an agent or selling the home on your own)
  2. To challenge a MI property tax assessment
  3. Remove PMI to lower their mortgage payments
  4. Reinstate their Home Equity Line of Credit (HELOC)
  5. Verify another appraiser's report
  6. If real estate property needs to be divided because of a divorce
  7. Determine the true market value of property in question to settle an estate in Cheboygan county or MI

Need help deciding the price of your home in or near Mackinaw City, MI?
Contact Cecil Bay Appraisal Company.

At Cecil Bay Appraisal Company, we understand the particular needs of a consumer looking for appraisal services. While our typical 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

It's very hard to be objective about your home 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 very important as a negotiating tool once you have an attainable buyer, in addition to helping you set a realistic selling price so your property will attract buyers. It's something concrete to show your buyer. The appraisal is an independent third party's opinion of your home's price, not just you saying how much you think your house is worth. Interested buyers assume that you have an emotional attachment to your home and will be much more likely to give credibility to an experienced appraiser's value conclusion than yours.

Need to remove PMI?

Getting the PMI (Private Mortgage Insurance) removed from your mortgage loan is a popular money saver for homeowners. Your monthly payments will go down once your mortgage loan amount is down below 80% of the value of your property. In most cases you can apply to the lender to have the PMI eliminated from your loan. We're experienced in helping homeowners just like you dismiss unnecessary PMI insurance.

Challenge property tax assessments

Your local tax assessor may have your home overvalued if your home is not appreciating as much as other homes close to yours. This only means you're probably paying higher taxes than you should be paying. The quicker you take care of things like this, the better off you'll be, since your property assessment may likely go up again in the next period. Getting a professional appraisal from Cecil Bay Appraisal Company is your strongest weapon when contesting your property tax assessment.

HELOC recently frozen?

If your house is in a declining area, your lender may choose to automatically freeze your home equity line of credit (HELOC) - even if your specific property has not declined in value. Not only can this be difficult from a cash flow angle, but it can be detrimental to your credit score since it may appear as though that credit line is maxed out. An appraisal from Cecil Bay Appraisal Company can help you reinstate your HELOC.

Do You Need Field and Desktop Appraisal Review Services?

Do you need a professional to double-check your appraisal for precision, or do you want a second opinion without the added expense and delay of waiting for a whole new appraisal? In a field review we'll go out and check the subject and comparables in question. If you need it ASAP, 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 a retrospective review of any appraisal report you may have had done before. Even though this is typically requested by banks, you may need to utilize this service if you suspect mortgage fraud related to your home.