Certified Real Estate Appraiser in Gainesville & North Georgia
Accurate, on-time residential appraisals for homeowners, attorneys, lenders, and agents — backed by 13+ years and 5,000+ completed reports.
Meet your appraiser
Hi, I’m Chris Simmons.
I’m a Georgia Certified Residential Appraiser based in Gainesville. Over the past 13+ years I’ve personally completed more than 5,000 residential appraisals for homeowners, attorneys, lenders, estates, and private clients across North Georgia. When you hire Simmons Appraisals, I’m the one who answers the phone, walks your property, and signs the report.
What we do
Residential appraisal services, tailored to the reason behind the request.
Residential Appraisals
Single-family homes, condos, and acreage — thorough, USPAP-compliant valuations for lenders and for private clients making a personal decision.
All services →Estate & Date-of-Death
Defensible retrospective valuations for estate settlement, probate, and stepped-up basis, prepared to withstand scrutiny.
Estate appraisals →Divorce & Legal
Impartial, well-documented values for divorce, litigation, and attorney needs — clear enough to hold up in court.
Divorce appraisals →Pre-Listing & Pre-Purchase
Know the number before you list or buy. Independent FSBO valuations that price with confidence.
Pre-listing appraisals →Getting a mortgage or refinancing? Your lender orders that appraisal and chooses the appraiser — federal appraiser-independence rules don’t let borrowers hire their own for a loan. Everything else — estate, divorce, pre-listing, pre-purchase — you can order directly.
Recent work
Recent assignments across North Georgia.
Every property gets the same process — a Cape Cod on a wooded lot, a new-construction townhome, a mid-century brick ranch, or a custom estate.
How it works
Four steps from request to report.
Schedule
Request a time online or by phone. We confirm the same business day.
Inspection
An on-site visit to measure, photograph, and note the property condition.
Analysis
Comparable sales and market data are analyzed to support the value.
Report
A clear, USPAP-compliant report delivered on time, ready to use.
Service area
Serving seven counties across North Georgia.
Local knowledge of neighborhoods, lake properties, and rural acreage — from the suburbs to the foothills.
View service areas →Why Simmons
Why clients choose Simmons Appraisals.
Reviews
What clients are saying.
5.0 · 12 Google reviews →“Chris provides high quality appraisal work with competitive turn times. He is very knowledgeable on local markets. Would highly suggest Chris for any appraisal needs.”
“Chris did a great job on my Lake Lanier house — quick turn times and took his time to explain the whole process. Highly recommend if you’re looking for an appraisal.”
“Chris was the appraiser for one of my listings and he had an incredibly quick turnaround time! Would highly recommend calling him for a quick appraisal.”
“I was curious about the value of our Forsyth County home after all the fluctuations over the last several years. Chris was very professional, explained the whole process, and was detailed and thorough in the report. Highly recommend.”
“Christopher did an amazing job. Great communication and great personality. He knew the Dawson area so well and did an honest appraisal. Thanks again.”
“Chris is the most professional! He helped us with an appraisal for our Lake Lanier home and made the entire process easy and straightforward. Knowledgeable, responsive, and great to work with.”
Questions
Frequently asked questions
How long does an appraisal take?
Most residential reports are delivered within 2–4 business days of the inspection. Timing depends on property complexity and current volume — we confirm a target turnaround when you schedule.
What does an appraisal cost?
Private (non-lender) appraisals start at $450 for a typical single-family home. Larger homes, lakefront, acreage, and retrospective (date-of-death) assignments cost more. Send the property details and intended use and we will confirm the exact fee before any work begins. See what affects the cost of a home appraisal.
I’m buying or refinancing — can I hire you for the mortgage appraisal?
Not directly. For a purchase or refinance, your lender orders the appraisal and chooses the appraiser — federal appraiser-independence rules don’t allow the borrower to hire their own for a loan. Anything outside a loan — estate, divorce, pre-listing, pre-purchase — you can order from us directly.
What areas do you serve?
We cover Forsyth, Hall, Dawson, Pickens, Cherokee, Gwinnett, and North Fulton counties. If your property is near these areas, get in touch — there is a good chance we can help.
Are your appraisals USPAP-compliant?
Yes. Every report is prepared in accordance with the Uniform Standards of Professional Appraisal Practice and is suitable for lending, legal, and estate purposes.
Can I order an appraisal that is not for a loan?
Absolutely. We regularly complete appraisals for estates, divorce, pre-listing, and pre-purchase decisions — no lender required.
Do I need to clean or prepare my home?
Normal everyday living is fine — appraisers look past housekeeping. What helps most: clear access to every room, the attic or crawlspace entry, and the electrical panel, plus a short list of improvements with approximate dates.
Can I be present during the inspection?
Yes, and for private assignments we encourage it. You know the property better than anyone, and pointing out updates and repairs during the walkthrough helps us capture everything relevant.
How long does the inspection itself take?
Typically 30 to 60 minutes for most homes, and longer for large, complex, or waterfront properties. The full report takes shape afterward, once market research and analysis are complete.
Will I receive a copy of the report?
If you hired us directly, yes — the report is yours. For lender-ordered appraisals the lender is the client and provides your copy, which they are required to do in most mortgage transactions.
What if I disagree with the value?
Ask. We stand behind our work and will walk you through exactly how the conclusion was reached. If you have market data you believe we missed, we will review it — reconsiderations are handled professionally, not defensively.
Do you appraise lake, rural, and manufactured homes?
Yes — complex properties are a specialty. Lake Lanier waterfront, acreage, new construction, and manufactured homes each call for methods many appraisers avoid. We handle them every week.
How far will you travel?
Our core coverage is Forsyth, Hall, Dawson, Pickens, Cherokee, Gwinnett, and North Fulton counties. For the right assignment we regularly go beyond that — reach out and ask.
Free quote
Ready to schedule your appraisal?
Send the basics and we’ll confirm the fee and timing — usually the same business day.
Private appraisals from $450. Larger, lakefront, acreage, and date-of-death assignments are quoted individually.
Getting a mortgage or refinancing? Your lender orders that appraisal and chooses the appraiser. Everything else — estate, divorce, pre-listing, pre-purchase — you can order directly.