Lenders & AMCs
The assignment your panel returned. High risk-score collateral, non-standard improvements and thin comparable data, written up on the redesigned URAR so it holds up in review.
Lender & AMC servicesCertified residential appraisal · Mecklenburg · Cabarrus · Union · Stanly
We appraise the properties other firms send back.
Acreage and hobby farms. Lakefront and golf. Custom builds into the millions. Additions, conversions, ADUs and homes that are only half updated. Julia Goodwin takes the complex residential assignments across the Charlotte region and the Piedmont.
- NCCRREA #A8808
- UAD 3.6-ready
- Conventional · FHA · USDA · Jumbo
- Private & legal assignments
- Licensed & insured
Who calls us
Not the first call. The right call.
One appraiser, working the assignments that don't fit a checklist: for lenders, for investors and builders, for the legal and tax professionals who need a report to hold up, and for owners who need an independent number.
Investors & builders
Acquisition, renovation and portfolio decisions backed by an independent value: as-is and as-completed, plus development consulting from a family that has worked in construction since the 1930s.
Investor servicesAttorneys, CPAs & private clients
Estate and date-of-death, equitable distribution, property tax appeals, pre-listing and litigation. Independent work with no lender in the middle, documented for professional and legal scrutiny.
Private appraisalsReal estate agents
Ask An Appraiser: no-cost lunch sessions for your office, short videos, and straight answers about what your appraiser actually needs from you before inspection day.
Realtor sessionsThe specialty
What “complex” means here
Properties where the comparable sales are thin, the improvements are unusual, or the condition doesn't tell one story. Trained in Pinehurst, Julia learned the trade on resort, golf, rural and equestrian property, and she has completed more than 1,000 appraisals across the full range.
Acreage & hobby farms
Land and improvements valued separately, outbuildings, wells and septic.
Lakefront & golf
Water frontage, dock rights and course frontage, from the Charlotte lakes to Stanly County.
High-value custom
Custom construction into the multi-millions, where few true comparables exist.
ADUs & non-standard layouts
Guest houses, additions, conversions and mixed-condition homes.
UAD 3.6
The appraisal report changed. Complex property is what it was built for.
The redesigned Uniform Residential Appraisal Report replaces the legacy form set with one dynamic report that asks for far more property detail: interior and exterior condition and quality, standardized measurement, and accessory units handled directly.
For most appraisers that is a disruption. For an appraiser who already documents non-standard layouts, outbuildings and mixed condition in detail, it is the format the work always needed.
What changed, and the key datesKey dates
- Nov 2, 2026 · UAD 3.6 required for new GSE appraisal submissions
- Through May 19, 2027 · lenders granted the temporary GSE exception may still submit UAD 2.6
- June 28, 2027 · UAD 2.6 support ends
How we work
Mobile in the field. Encrypted in the office.
In the field
A mobile inspection workflow, including LiDAR-assisted measurement of the exterior footprint, with photos and measurements captured on site rather than reconstructed later.
With your data
Client and property data live in paid, encrypted accounts with geographic redundancy. Data sharing is disabled on every tool we use, and nothing goes into free consumer apps.
With you
Prompt, direct communication from scheduling to delivery. Call or text (980) 288-8670, and you'll reach the office, not a call center.
Ask An Appraiser
Straight answers, from the inside
Short videos and articles on the appraisal questions buyers, owners, investors and agents ask Julia every week.
UAD 3.6
The appraisal report is changing. Here's what buyers and sellers should know.
Fannie Mae and Freddie Mac are replacing the appraisal form lenders have used for decades. What the new report asks for, what the lender exception means, and how to prepare.
Common Confusion
Why the appraisal's square footage doesn't match Zillow
Your listing says 2,600 square feet and the appraisal says 2,340. Nobody lied. Appraisers measure to a national standard, and listing sites and tax records often don't.
Horror Stories
Horror story: the bedroom that used to be a garage
The listing said four bedrooms. The appraisal said three. A composite case about converted garages, permits, and the three checks to make before you write an offer.
Have a complicated one?
Send the address and the intended use. We'll tell you plainly whether it's a fit and what the scope looks like.