It has been a very ruff ride for many owners and those that either invested or purchased properties in South West Florida during the boom.
It's not time to jump for joy, however the light at the end of the tunnel is getting brighter. While many purchasers saw there investments drop a staggering 40 -60+% during this time period it appears the bottom is hear and the uncontrollable drops are over. These signs started to show during late 2010-2011.
The market has not seen an increase that would lead the average person to see this,however statistics on foreclosures, short sales have seen a substantial decline.
Florida still ranks number one nation wide in some of these categories. However, buyers are venturing back to the area as as many bottom feeder, there is starting to be a back log of "Normal" buyers.
House starts are up and developers of condominiums communities are breaking ground on new projects or starting up those that have been bankrupt or just sitting for the past few years. Besides adding fresh inventory to the market and some offering buyer incentives banks are easing up on their strick lending policies of the past few years.
With good buys at below current market values or replace costs now is a very good time to review your interest in South West Florida REAL ESTATE. Don't let these opportunities pass you by sitting on the fence waiting for another major decline in market values to appear. NOW is the time to take advantage of soon to be gone excellent opportunities.
TO PROTECT YOURSELF AND AND YOUR MONEY MAKE SURE YOUR MAKE ANY OFFERES CONTINGENT UPON AN APPRAISAL.
ALSO, MAKE SURE YOUR APPRAISER IS KNOWLEDGEABLE OF THE AREA, NOT FROM ANOTHER MARKET AND IS ALSO A MEMBER OF THE LOCAL REALTOR'S MLS SYSTEM SO YOU ARE SURE TO GET THE MOST UP TO DATE MARKET INFORMATION FOR AN INFORMED DECISION ON YOUR INVESTMENT.TKE THE TIME TO TALK THIS OVER WITH YOUR REALTOR ABOUT HOW IMPORTANT THIS IS.
WHETHER YOU ARE GETTING A MORTGAGE IN THE AREA, ONE FROM YOUR BANK UP NORTH OR PAYING CASH IT IS YOUR RIGHT TO DEMAND KNOWING SOME INFORMATION ABOUT THE FIRM AND PERHAPS EVEN THE PERSON PERFORMING THIS EXTREEMLY IMPORTANT PART OF THE PROCESS OF YOUR INVESTMENT.
BOWER APPRAISAL INC. HAS BOTH SOLD AND APPRAISED REAL ESTATE IN THE MARCO ISLAND AND NAPLES FOR OVER 29 YEARS. YOU CHOOSE OUR FIRM OR ANOTHER, MAKE SURE THEY HAVE AN IN DEPTH KNOWLEDGE AND UNDERSTANDING OF THIS AREA. IT'S BETTER TO KNOW NOW RATHER THAN AFTER THE PURCHASE YOU DID THE RIGHT THING TO PROTECT YOUR INVESTMENT IN PARADICE.
WE DON'T CHARGE TO ANSWER YOUR QESTIONS CONCERNING OUR EVER CHANDING MARKET. PLEASE DON'T HESITATE TO CALL AND WE LOOK FORWARDTO HAVING YOU AS NEIGHBORS IN OUR LITTLE PIECE OF PARADICE.
BOWER APPRAISAL INC.
STATE CERTIDIED REAL ESTATE APPRAISER RD5791
992 WINTERBERRY DRIVE
MARCO ISLAND, FL 34145
239-564-1813
941-240-2104 FAX
GREG@BOWERAPPRAISLINC.COM
WWW.BOWERAPPRAISALINC.OM
BOWER APPRAISAL INC. BRINGS YOU
GREETINGS FROM MARCO ISLAND, NAPLES AND COLLIER COUNTY FLORIDA.
It has been a while since I updated you on the Real Estate Market in the South West Florida, hoping to have some sort of long term trends to brag about. However, that is not the case.
Recently I performed an appraisal in a well maintained Gated Community that included a public Golf Course, membership optional. I was shocked by the large number of short sales and foreclosures.
The homes ranged from 1700+ square feet single story to over 3,000 square feet two story homes. It is part of a development by a large National Builder with a good blend of pricing, quality of construction and wide variety of views from lakes to ponds, long water and golf course. (The developer is still building in the community which adds even more pressure on owners trying to sell).
This is only one example in one of many similar types of communities in the Naples, Collier County area.
During my investigation of past sales through the local MLS and County Tax Records, I found 10 closed sales. All but 1 (ONE) of those sales was either a Short Sale or a Bank Foreclosure. Instead of finding only 2 or 3 forced sales in the past, the numbers have jumped making it all but impossible not to use these sales to represent current market value.
The local County Property Appraisers office is also using Foreclosures and Short Sales while figuring out values that property taxes are based on.
Going back a year, even less in some neighborhoods, many properties purchased in 2004 or prior with "Normal Mortgages" still had built up equity. This is no longer true. The once "Nest Egg" for many people including Baby Boomers, is rapidly disappearing along with their retirement plans and money.
It is still a buyers market and $$$ is one of the first things buyers are looking for, followed by condition and value. With such a large inventory, if buyers can't get all 3 (three) 2 (two) is normally not a problem.
Now the Government and Major Banks have put a hold on Foreclosures and Short Sales. This is due their lack of verifying and assuring that the proper documents were there before throwing people out of their homes. This will most certainly dash any chance of us seeing a rebound in the market until at least the end of next year and quite possible into 2012.
We now have hundreds if not thousands of families forced out of their homes who perhaps should never have been foreclosed on in the first place.
While it is not likely all these properties will come back on the market, the delay will only extend the problem of an over supply of inventory and more downward pressure on prices. Be ready for the class action law suits due to this fiasco and for buyers of these properties to be even more cautious
We can not expect to see the bottom until the Banks do their part regarding home mortgages that the recovery plan called for -- helping home owners refinance at lower interest rates, allowing people to stay in their homes. Due to Banking policies this is not being done. Why would a Bank trade in a 6% mortgage for one at 3.5% to 4% over 30 years?
Many of us know of family or friends who have tried to refinance and can not even get the bank to return their phone calls. We do not need more inventory in an already vastly over supplied market place.
With all of the bail out money we have "Loaned" the Banks for mortgage relief, we never hear a single number of how many home owners actually received the relief the Bills the Government passed where suppose to have helped.
The last down market in 1990 took almost 10 years to regain the lost equity levels people had in their homes and investments. This housing crisis is a whole new world that most Americans have never seen or felt. Drops of 40% to 60% in value in just over 3/12 to 4 years are closer to the norm than the exception.
LAST, BUT I'M SURE THERE WILL BE MORE. DID YOU KNOW THAT THE NEW HEALTH CARE BILL HAS A CLAUSE IN IT THAT STARTING IN 2012 OR 2013 THAT YOU WILL BE REQUIRED TO PAY 3.5%+ ON THE SALE OF YOUR HOME OR ANY PROPERTY TO HELP FUND THE REQUIREMENTS OF THIS BILL? THAT DOESN'T SOUND LIKE A GREAT WAY TO STRENGHTEN A RECOVERY OF THE HOUSING MARKET. YES I DID SAY 3.5%+ ON THE SALE OF YOUR HOME, IN A DOWN MARKET WHERE IS THAT MONEY GOING TO COME FROM?
NOW THE BEST NEWS -- IF YOU HAVE EVER THOUGHT ABOUT BUYING A HOME AND CAN REALLY AFFORD IT WITH INTEREST RATES AS LOW AS THEY WILL ALMOST SURELY EVER BE--- IT IS ALSO MORE IMPORTATNT THAN EVER TO HAVE AN EXPERIENCED APPRAISER WITH LONG TERM LOCAL KNOWLEDGE OF THE MARKET YOU PLAN TO INVERST IN.
NOW IS THE TIME TO BUY THE SAME IS TRUE FOR A SECOND HOME OR CONDO. IN THESE FINACIAL TIMES NOW IS THE TIME TO MAKE A MOVE. THERE IS A LARGE INVENTORY OF VERY FINE HOMES IN VERY BEAUTIFUL PLACES, SUCH AS SOUTH WEST FLORIDA. NOW IS NOT THE TIME TO HAGGLE OVER A FEW THOUSAND DOLLARS WHEN YOUR DREAM HOUSE IS SITTING OUT THERE JUST WAITING. THE BEST PROPERTIES ARE ALWAYS THE FIRST TO GO -- SO NOW IS THE TIME TO GET SERIOUS AND FIND THAT DREAM HOME WITH 4%+ - 30 YEAR MONEY.
HOWEVER BEFORE YOU BUY OR SELL A HOME IN TODAYS MARKET CONDITION IT IS WELL WORTH A $400.00 + - INVESTMENT TO HAVE THE PROPERTY APPRAISED BY SOMEONE FROM THE MARKET AREA -- DON'T LET SOMEONE TALK YOU INTO TO SAVING $50 TO$75.00 AND HAVE AN APPRAISER FROM OUT OF THE AREA WHO DOES NOT HAVE A LONG TRACK RECORD WITH THE HISTORIC AND CURRENT UNDERSTANDING OF WHAT IS GOING ON IN THE AREA YOU ARE GOING TO PURCHASE OR SELL, AS WELL AS MEMBERSHIP IN THE LOCAL BOARD OF REALTORS AND MLS SYSTEMS.
BOWER APPRAISAL INC. HAS BEEN INVOLVED AS BOTH A REAL ESTATE BROKER OR APPRAISER IN THE MARCO ISLAND, NAPLES AND COLLIER COUNTY AREA SINCE 1984 AND WE HAVE THE KNOWLEDGE TO HELP YOU WITH AN HONEST AND ACCURATE APPRAISAL.
ALL INQUIRIES ARE WELCOME.
ETHICS, HONESTY AND KNOWLEDGE ARE THE BACK BONE OF OUR COMPANY.
THANK YOU.
SINCERELY,
BOWER APPRISAL INC.
The New Year has started off like last year ended. There are still large numbers of Foreclosures, Delinquent loans and Shorts Sales on the market and many more in the pipe line.
Recent information from Forbes dividing the Country by regions show that the housing market is still not well. In the South, using metropolitan Statistical Areas, Naples/Marco Island rank third out of nine areas on the list of areas with large property value declines. From the peak in the 3rd quarter of 2006 through the third quarter of 2009. The estimated price at the peak starting in the 3rd quarter of 2006 was $507,698. through the 3rd quarter of 2009 the estimated price fell to $286,363. The peak percentage change in FHA home price index is a negative -43.63%. Not good news for those home owners that purchased a home during this time period with little or no money down, an adjustable rate mortgage or interest only loans. You are now in almost all cases in what the industry calls an up side down situation. With rates at almost record lows, you can't refinance because you don't have equity in your property.
How did we find ourselves in this situation? Many buyers were offered low adjustable rate mortgages, interest only or buy downs loans to "Help" them qualify for a mortgage that the Mortgage Brokers and Banks, that review the appraisals submitted, knew that based on your earnings and other factors you could not possibly meet the monthly payments once the rate increases would adjustment. In some cases, people I know had their monthly payments increase close to $1,000. per month.
Sure there were and still are unscrupulous Appraisers in the market that submitted appraisals that did not justify the properties true value, the Appraisers are not the ones that financed the loans.
The sad part is "These Professional" got greedy, and as you read or hear on the news every day we are paying for this and destroying families as the stack of cards continue to crumble.
As I mention in the beginning of this article, many more are in the pipeline,the National average of serious delinquency in mortgages is 6.02%. Serious delinquent loans are on average 90 + day past due. The highest rates were posted by Florida(15.05%) followed by Nevada with(14.05%). The Naples area is 9th in the top 25 Seriously Delinquent Metro area in the Country.
Now that the new HVCC (Honest in Value) is in full force, you, your Broker or Banker can no longer choose an Appraiser who know the market you are working in and has his or her pulse on the market in your area. I have seen time and again "The Middle Man" who is suppose to protect you from Appraisers and Mortgage Broker and Banks from dealing directly with you, send out an appraiser form out of the area with little or no experience in the market place. They take a cut from the appraisers fee and in many cases charge you an additional fee for the same appraisal you received before but with out the Broker or Bankers placing undo pressure on the appraiser to "Hit" the number needed to make the loan go through.
VOLUME HAS SEEMED TO TAKE THE PLACE OF A IN DEPTH APPRAISAL FROM A QUAILIFIED APPRAISER WHO KNOWS THE MARKET AND IT'S SPCIFIC RELATION TO THE TRUE MARKET VALUE WHICH YOU AS A BUYER OR SELLER ARE PAYING FOR.
Before you buy or sell ask your local Realtor who they would recommend to preform an Appraisal if IT WAS THEIR PROPERTY. To often you will find that the Appraiser selected to Appraise your property BUY THE A "MIDDLEMAN" is not from the area that you which you are buying or selling in. HOWEVER THEY MAY PICK THE LOWEST BID AND SEND AN APPRAISER FROM 100+ MILES AWAY WITH OUT A CLUE WHAT THE NUAMCES OF THE AREA ARE. YOU, AS THE CLIENT WHO IS MAKING A LARGE INVESTMENT NEED TO DEMAND AN APPRAISER --Someone that is a member of the local MLS and has many years of experience in the market as a Realtor and an Appraiser to do an appraisal for you. It may cost you a little more, however you will have the peace of mind that the Appraisal report you receive will be correct. I have run into far to many cases where the "Middle Men" who will choose an appraisal for you that is not even from the area you are buying in or has access to the local MLS systems that cover the area. This only allows them to use closed sale after they are reported which in many cases could be 4 - 6 weeks old and don't have the option to use the Listing Information that only MLS member Appraisers do.
So bottom line is if you are planning to sell or buy in this ever changing market, you should have an appraiser that knows the most current information to help you make an informed decision. Don't be mislead just because this "Middle Man" has assigned an Appraiser to value the property you want to purchase that you are receiving the best and most qualified Professional to do it. Demand that they use an appraiser your Realtor recommends or one that you know. If they are not on the lenders approved list TELL them you want them to contact the Appraiser and have them get on their approved list.
I have had over 25+ years as a Real Estate Broker in the Collier county area plus over 7 years Appraising these properties.
Don't settle for anything less than the best Appraiser you can find, been refereed to or know. We don't lend money or take a commission where you area concerned. We are paid a fair market flat fee for nothing less than the best Appraisal the data available allows.
Remember if you are if you are going to pay for one the most valuable invest you may make. Demand only the Best Appraiser in your market. We are hear to offer the current market value for the property you are buying regardless what that number is.
Seller's !!!! Don't forget to have your property appraised before you market your property so you have an honest number with which to work from. That way your home is not on the market for 1, 2 or even 3 years chasing the market down. If you want to sell than get an appraisal before you start.
And last of all please contact if you have any question regarding Insurance replacement cost reports. Estates Work and any other reason you may require an appraisal in this market. We have the experience, and first hand knowledge to cover any need in Collier County you may need.
We are members of all MLS Systems Covering Collier and offer you the timely information you deserve.
Regards,
Gregory W. Bower RD5791
St.Cert Res. Appraiser
President
Bower Marco Inc.
992 Winterberry Drive
Marco Island, Collier County ,Florida 34145
greg@bowerappraisalinc.com
WWW.bowerappraisalinc.com
239-564-1813 Phone
941-240-2104 Fax
TIMES MAY CHANGE, BUT CONDITIONS REMAIN THE SAME.
WE OFFER REALTOR DISCOUNTS FOR YOUR CLIENTS ON PRE LISTING APPRAISALS. CALL OR CONTACT US FOR ADDIITIONAL INFORMATION!!
DON'T LET YOUR CLIENT CHASE THE MARKET WITH THEIR LISTING PRICE AND WASTE VALIBLE TIME AND MONEY -- PRICE IT RIGHT AND GET IT SOLD -- A WIN WIN SITUATION FOR YOU AND YOUR CLIENT
THE OVER ALL VIEW OF THE REAL ESTATE MARKET IN COLLIER COUNTY FLORIDA HAS NOT CHANGE IN ANY MAJOR WAY SINCE MY LAST REPORT.
SALES ARE INCREASING, HOWEVER THE MEDIAN SALE PRICE CONTINUES TO DECLINE. WHY? THE EVER INCREASING NUMBER OF SHORT SALES, DEED IN LIU AND FORCLOSURES BEING SOLD. THERE IS STILL LARGE AMOUNT OF THESE PROPERTIES THAT HAVE YET TO ENTER THE MARKET.
THERE ARE HOME OWNERS STILL IN THEIR HOME WHO HAVE NOT MADE A MORTGAGE PAYMENT IN OVER A YEAR. HOW CAN THIS HAPPEN -- THERE ARE A NUMBER OF REASONS FROM THE MASSIVE NUMBER OF PROPERTIES BACK LOGED, PROPERTIES FUNDED BY LENDER WHO SOLD LARGE BLOCKS OF MORTGAGES AT A TIME AND NOW ARE HAVING DIFFICULTIES SEPARTING OUT INDIVIDULE MORTGAGES AND TITLES TO GIVE CLEAR TITLE TO CLOSE.
ANOTHER MAJOR PROBLEM IS THE HVCC (HOME VALUATION CODE OF CONDUT) THAT WENT INTO EFFECT THIS YEAR WHICH CHANGED THE ENTIRE PLAYING FIELD OF HOW ONE CAN GET AN APPRAISAL DONE.
GONE ARE THE DAYS WHEN BANKS, REALTORS AND MORTGAGE BORKERS WERE ALLOWED TO PICK AN APPRAISER WHO THEY KNEW AND WAS ALSO FAMILIAR WITH THE LOCAL MARKET AREA WHERE THE PROPERTY WAS LOCATED. NOW ALL MORTGAGES (OR A VAST MAJORITY OF THEM) MUST GO THROUGH THE HANDS OF A MIDDLE MAN (AMCs) TO ASSURE THAT THE APPRASIAL AND THE APPRAISER ARE NOT BIASED OR UNDULLY PRESSURES TO "HIT" A NUMBER TO MAKE THE DEAL WORK.
ONCE AGAIN THE GOVERMENT GOT INVOLVED TO MAKE SURE EVERYTHING WAS ABOVE BOARD (TRANSPARENCY) AND ALL THE PROBLEMS WE ARE CURRENTLY SUFFERING THROUGH WILL MAJICKLY DISAPPEAR.
IT HAS BECOME MORE THE NORM WHEN A REALTOR SUBMITS A CONTRACT FOR THEIR CLIENT TO PURCHASE TO THE SAME BANK OR MORTGAGE BROKER THEY USED BEFORE AND INSTEAD OF GETTING A LOCAL AND KNOWLEDGEABLE APPRAISER, UP POPS THE HEAD OF AN "AMC" TO DECIDE WHO WILL APPRAISE THE PROPERTY. IN FAR TO MANY SITUATION THIS HAS RESULTED IN THE "AMC" CHOOSING AN APPRAISER FROM OUT OF THE AREA WITH LITTLE OR NO KNOWLEDGE OF CURRENT MARKET CONDITIONS OR ACCESS TO A LOCAL MLS SERVICE FOR UP TO DATE COMPARABLES. RESULT -- THE APPRAISAL COMES IN LOW AND THE SALE IS IN JEPORTY OF NOT CLOSING!
WHY DIDN'T THE AMC PICK A LOCAL APPRAISER! ANY NUMBER OF REASONS.
" A SURVEY OF APPROXIMATELY 30,000 REALTOR'S CONDUCTED BY THE NATION ASSOCIATION OF REALTORS MEMBERS, FOUND THAT, AS A RESULT OF THE INCREASED USE OF AMCs, FEE TO APPRAISERS ARE GOING DOWN, APPRAISALS ARE TAKING LONGER, AND, PERHAPS MOST IMPORTANTLY, DEALS ARE FALLING THROUGH WHEN APPRAISERS ARE CHOSEN WHO AREN'T FAMILAR WITH A MARKET AREA, EVEN THOUGH THE UNIFORM STANDARDS OF PROFFESIONAL APPRAISAL PRACTICE (USPAP) OBLIGATE AN APPRAISER TO WORK WITHIN THE GEOGRAPHIC COMPETENCIES.
ANOTHER REASON, THE APPRAISER IS NOT ON THE APPROVED LIST OF THE "AMC", THE PRICE THE LOCAL APPRASIER QUOTES MAYBE HIGHER KNOWING THE AMOUNT OF TIME IT WILL REQUIRE TO THROUGHLY INVESTGATE, INSPECT AND RESEARCH EACH COMPARABLE USED TO MAKE SURE THEY ARE IN THE SAME CONDITION AND NOT AN REO PROPERTY THAT HAS HAD THE INTERIOR STRIPPED.
THE NUMBER OF AMCs ARE INCREASING ALMOST DAILY MAKING IT IMPOSSIBLE TO SUBMIT A RESUME AND JUMP THROUGH ALL THE HOOPS REQUIRED TO BE APROVED BY EACH AMC.
NOT ONLY ARE APPRAISERS BEING PAID LESS, THERE ARE ALSO EXCEESIVE PRESSURE TO COMPLETE AN APPRAISAL IN AN UNREALISTIC TIME FRAME.
MANY AMCs ARE CHARGING ADDITIONAL FEES TO THEIR CLIENTS FOR THE APPRAISAL WHILE PAYING THE APPRAISER LESS.
WHAT TO DO?
REALTORS CAN STILL TALK TO AN APPRAISER THEY KNOW AND SEE IF THE INFORMATION BEING USED IN A APPRAISAL REPORT IS THE MOST RECENT AND THE COMPARABLES USED ARE AMOUNG THE BEST AVAILABLE SALES AS OF THE EFFECTIVE DATE OF THE APPRAISAL REPORT. WHILE NOT ALWAYS PRATICLE, SEE IF YOU CAN HAVE A SECOND APPRAISAL DONE BY A LOCAL APPRAISER OR INQUIRE WHY THE APPRAISER DIDN'T USE OTHER MORE SIMILAR COMPARABLES.
WHILE THE THINGS MENTIONED ABOVE WON'T CHAGE WHAT IS HAPPENING IN THE REAL WORLD -- PERHAPS THIS WILL HELP IN SOME SMALL WAY.
REGARDS,
GREGORY BOWER RD5791
PRESIDENT
You may have heard by now all the talk about how the new HVCC, which is in full force, Appraisers are more often "Blowing" Real Estate closing by coming in with values that are lower than the contract price.
**** Don't know what the new HVCC is? Please contact us and find out.****
I have been a Real Estate Broker in Collier County Florida for over 25 years and a full time Appraiser for the past 7 years, so I do have some knowledge regarding this "Problem".
Since HVCC went into effect and there is no longer any communication between appraisers/banks/mortgage brokers, etc, ordering an appraisal because now it has become the responsibility of a third party with apparently no vested interest in the out come of the appraised price nor the contract price. Sound like a great idea!
The problem is the third party companies ordering these appraisals very often send those orders to Appraisal Companies that do not have the local knowledge or access to current sales information in order to make a qualified appraisal report in different subject markets. Some demand 24 hour turn around times and a reduced fee structure from the appraiser, of which they keep the difference and also charge the buyer an additional fees for "Handling" the Appraisal.
So once again, when the Government gets involved, it's the consumer that ends up on the "Short end of the 'Stick", in many cases, an inferior appraisal due to time restrances and increased fees.
For example, I specialize in Collier County, Florida properties, that's it period. I understand the different sub - markets of the county, have memberships in all relative MLS'S and can use properties that closed today, not 5, 10 or even 30 days or more after closings while the recording of a sale makes it way from the closing company, the Clerk of Courts then the Property Appraisers office or some other data base available to appraisers.
While these third party entities may help deter some collusion or undue pressure on appraisers by banks or other lending institutions to "Hit The Right Number," very often they are ordering appraisals from firms that do not have current knowledge or sales in the local market and pass over the local Appraisal Firms to increase their bottom line.
Being a Real Estate Broker in my area of expertise, I hear time and time again from Realtors, Buyer's and Seller's who are are dealing with Appraisal Firms that are not from the local market area and use outdated Comparables, in many cases "Blowing" the sale.
All Appraisers know or should know that working on an assignment that is outside their area of expertise is a Violation of USSAP, a set up of rules and regulations Nation Wide to direct appraisers what they can and can not do in performing their Appraisal practice. Having direct Knowledge of a local area you are appraising is part of this code.
If you find that an appraisal does not have the most recent sales information to justified the appraised value, check and find out if the firm ordering the appraisal used a local Appraiser or had some one 40 or 50 miles away or even from a different county perform the service.
In many areas of the United States, where there are great distances between small towns and rural areas this may not be possible. However, if you live in a metropolitan area or it's fringes there should be no excuse to hire an Appraisal Firm that is out of the local area of the subject property being appraised.
In some areas or sub market areas, sales have reach the bottom and it is truly a buyer's market. However, if the only comparables are short sales or foreclosures you may find that values still show a decline because these sales represent the current market and are the only closed sales (comparables) the Appraiser can use.
If you have any questions or have any input, please contact us at
We look forward to hearing from you and hope this sheds a little light on the subject for you.
Greg Bower RD5791
Bower Appraisal Inc.
992 Winterberry Dr
Marco Island, Collier County, FL 34145