Your Questions, Answered

Q: What is Apollo Values LLC?

Apollo Values LLC is an independent residential appraisal firm serving Hillsborough and Manatee Counties in the Tampa Bay and Suncoast market. We provide supported residential valuations for lenders, builders, homeowners, attorneys, and private clients. Every appraisal is completed by a Florida Certified Residential Appraiser, and every client has direct access to that appraiser from engagement through delivery.

Q: Who performs the appraisals at Apollo Values?

All appraisals are completed by Kelly Richard, a Florida Certified Residential Appraiser (License No. Cert Res RD8694) with experience across luxury residential, new construction, FHA, and VA assignments. Apollo Values is an independent practice, which means your appraisal is not assigned to a rotating pool of contractors. You know who is appraising your property before the process begins.

Q: What makes Apollo Values different from an appraisal management company (AMC)?

An appraisal management company sits between the lender and the appraiser, adding time, cost, and a communication layer that slows down the process and can obscure the reasoning behind a value conclusion. Apollo Values works directly with lenders, builders, and private clients. That means faster turnaround, direct communication, and an appraiser who can answer your questions without routing them through a third party.

Q: Is Apollo Values a licensed and insured appraisal firm?

Yes. Apollo Values LLC holds Errors and Omissions insurance and all appraisals are completed in compliance with the Uniform Standards of Professional Appraisal Practice (USPAP) and applicable federal and state guidelines. Florida Certified Residential Appraiser credentials are issued and regulated by the Florida Real Estate Appraisal Board (FREAB).

Q: What is a residential appraisal and why is it required?

A residential appraisal is an independent, professional opinion of a property's market value as of a specific date. Lenders require appraisals before issuing a mortgage to confirm that the collateral supports the loan amount. Appraisals are also used in refinances, estate settlements, divorce proceedings, tax appeals, and private sales. The opinion of value is based on market data, a property inspection, and analysis performed by a licensed appraiser, not an algorithm or automated model.

Q: How long does a residential appraisal take?

Most standard residential assignments are completed within four business days. Complex assignments, including luxury properties, proposed construction, and properties with limited comparable sales, may require additional time. At Apollo Values, turnaround expectations are communicated at the time of engagement, and you are not left guessing where your report stands.

Q: What happens during the property inspection?

The appraiser will measure the property, photograph the interior and exterior, note the condition and quality of construction, and identify any features that affect value. The inspection typically takes 30 to 60 minutes depending on the size and complexity of the property. You do not need to prepare or stage the home. The inspection is an assessment of the property as it exists on the date of the visit.

Q: What is a comparable sale and how does the appraiser select them?

A comparable sale, or comp, is a recently sold property that shares meaningful characteristics with the subject property, such as location, size, age, condition, and style. The appraiser analyzes differences between each comp and the subject property and applies adjustments supported by market data to arrive at a value indication. Comp selection is one of the most consequential decisions in an appraisal, and at Apollo Values every selection is documented and defensible.

Q: What if I disagree with my appraisal value?

If you believe the appraisal contains an error, omission, or overlooked comparable sale, you have the right to request a Reconsideration of Value (ROV). An ROV must be submitted through the lender and must include specific evidence, such as a comparable sale the appraiser did not consider, factual errors in the report, or documentation of a property feature that was missed or misclassified. Apollo Values takes ROV requests seriously and responds with documented analysis, not blanket rejections.

Q: What is the difference between an appraisal and an automated valuation model (AVM)?

An automated valuation model uses algorithms and public data to estimate value. AVMs are fast and inexpensive but cannot account for interior condition, unique property features, neighborhood nuance, or market trends that have not yet been captured in recorded sales data. A USPAP-compliant appraisal by a licensed appraiser involves a physical inspection, independent market research, and a documented, defensible opinion of value. Lenders are required to use licensed appraisers for most mortgage transactions.

Q: What types of properties does Apollo Values appraise?

Apollo Values specializes in single-family residential properties across all price points, with particular experience in luxury residential, new construction, and complex assignments. Property types include:

• Single-family homes

• Proposed construction and new builds

• Condominiums

• FHA eligible properties

Q: Do you perform new construction and proposed construction appraisals?

Yes. New construction and proposed construction appraisals are a core part of the Apollo Values practice. These assignments require the appraiser to value a property based on plans, specifications, and builder finish schedules before the home is complete. They are subject to additional GSE and agency guidelines and require experience with builder contracts, option pricing, and the new home sales market. Apollo Values works with builder-affiliated lenders and has experience with assignments on master-planned communities and luxury custom builds throughout the Tampa Bay and Suncoast market.

Q: Do you complete FHA appraisals?

Yes. Apollo Values is qualified through HUD to complete appraisals for FHA-insured loans. FHA assignments are subject to property eligibility requirements under HUD Handbook 4000.1 that go beyond standard conventional guidelines, including Minimum Property Requirements (MPRs) and Minimum Property Standards (MPS). Familiarity with these requirements is essential to completing FHA assignments correctly and without unnecessary revision requests or subject-to conditions that could have been anticipated and documented upfront.

Q: Do you complete VA appraisals?

Apollo Values participates in VA appraisal assignments through the VA's Assisted Appraisal Processing (AAPP), in affiliation with a VA panel-rostered appraiser. Under this structure, VA assignments are completed collaboratively in compliance with VA Pamphlet 26-7 and Lender Appraisal Processing Program (LAPP) requirements.

Q: Do you complete appraisals for purposes other than a mortgage transaction?

Yes. Not every appraisal is tied to a purchase or refinance loan. Apollo Values accepts private-use assignments for estate settlement, trust administration, divorce and equitable distribution, pre-listing strategy, property tax appeals, and owner-requested market analysis. These assignments are completed under the same USPAP standards as lender work and produce a credible, supportable opinion of value you can rely on and, where necessary, present in a legal or administrative proceeding. Unlike mortgage appraisals, private-use appraisals are delivered directly to the client who commissioned them.

Q: Does Apollo Values offer valuation services that don't involve completing a full appraisal?

Yes. Not every engagement requires a full appraisal. Apollo Values provides valuation consulting services for clients who need professional analytical support without commissioning a formal opinion of value. These services include:

• Appraisal report review: examining an existing appraisal for methodology, comparable selection, adjustment support, or factual accuracy, without developing an independent value conclusion

• ROV and rebuttal support: identifying comparable sales that may not have been considered in an existing appraisal and analyzing their relevance and potential impact, in support of a borrower, agent, or attorney preparing a reconsideration of value request

• Comparable sale research and market analysis for real estate professionals: helping agents and brokers identify and evaluate relevant sales data in support of listing strategy, pricing decisions, or offer analysis

• Litigation and expert witness support: providing market data research, appraisal methodology analysis, and analytical support to attorneys, mediators, and parties in real estate disputes

Scope and fees are determined at engagement based on the nature of the request. Contact us to discuss whether your situation calls for a full appraisal or a consulting engagement.

Q: Do you handle properties with solar panels or other non-standard improvements?

Yes. Contributory value analysis for solar panels, battery storage systems, and other energy improvements requires specific methodology, including paired sales analysis and depreciated cost corroboration where market data is limited. Apollo Values has experience completing these assignments correctly so that value conclusions hold up under GSE review.

Q: Does Apollo Values appraise luxury and waterfront properties in the Tampa Bay market?

Yes. Luxury residential and waterfront properties are a specific area of focus for Apollo Values. These assignments present challenges not present in standard residential work, including limited comparable sales, high variability in per-square-foot values, and elevated expectations for report quality and documentation. Apollo Values has experience with luxury assignments throughout Hillsborough and Manatee Counties.

Q: How do lenders and builders engage Apollo Values?

Lenders and builder-affiliated mortgage companies can engage Apollo Values directly. We work with conventional and FHA transactions and deliver URAR-format reports in MISMO XML and ENV file formats compatible with major appraisal delivery platforms. If you are a lender or builder interested in establishing a working relationship, contact us through the inquiry form or call directly. You will speak with the appraiser, not a coordinator.

Q: What appraisal forms and delivery formats does Apollo Values support?

Apollo Values delivers reports in standard MISMO XML and ENV format compatible with lender delivery portals and GSE submission requirements. Standard report forms include the Uniform Residential Appraisal Report (FNMA 1004), Individual Condominium Unit Appraisal Report (FNMA 1073), and proposed construction forms. We also complete disaster inspection and final completion reports upon request. Reports comply with UAD 2.6 requirements for conventional GSE transactions through the current transition period, with UAD 3.6 capability in place for the November 2026 mandatory implementation date. See the UAD 3.6 readiness section below for more detail.

Q: Is Apollo Values UAD 3.6 ready?

Yes. Apollo Values has completed platform evaluation and training well in advance of the November 2026 mandatory implementation date for UAD 3.6, the GSEs' updated appraisal data standard. Primary production for UAD 3.6 assignments is completed on AIVRE, a platform built specifically for the new dataset requirements. UAD 2.6 capability is maintained in parallel for lenders who do not sell to the GSEs and for revision and recertification work on pre-transition assignments. If your lending operation requires UAD 3.6 delivery prior to the mandate, we can accommodate that.

Q: What is UAD 3.6 and why does it matter?

UAD 3.6 is the updated Uniform Appraisal Dataset standard issued jointly by Fannie Mae and Freddie Mac, representing the most significant change to residential appraisal reporting in over a decade. It replaces the UAD 2.6 framework that has governed reporting since 2011 and substantially expands the data, documentation, and narrative requirements in every appraisal delivered to the GSEs after the November 2026 mandatory date.

For lenders, the implications are operational: appraisers who are not prepared for UAD 3.6 create risk at loan delivery and GSE submission. For real estate professionals, the implications are less obvious but no less significant. UAD 3.6 changes how properties are rated, how market conditions are analyzed, and how appraisers document their conclusions—all of which affect how your listings are valued and how quickly transactions close.

If you work in residential real estate and want to understand what UAD 3.6 means for your business before November 2026, Apollo Values offers educational presentations for real estate offices and associations. Contact us to discuss scheduling a lunch and learn or team presentation for your office or group.

Q: How does Apollo Values handle disclosure of AI tools used in appraisal work?

USPAP and GSE guidelines require appraisers to understand and take responsibility for any tools used in the development of an appraisal opinion, including AI-assisted analysis tools. This is a requirement most clients are not yet aware of, and it becomes more consequential under UAD 3.6 as the GSEs expand their use of AI-assisted collateral review on the back end. Apollo Values follows USPAP Advisory Opinion 41 guidance on AI tool disclosure and documents the use of any such tools in the report accordingly. The appraiser, not the tool, is responsible for every opinion of value Apollo Values delivers.

Q: How does Apollo Values handle revision requests and underwriter conditions?

Revision requests and underwriter conditions are addressed promptly and in writing. At Apollo Values, revision responses are documented with clear reasoning and, where appropriate, supported by additional market data. Reports are written to anticipate reviewer questions, which reduces the frequency and scope of conditions in the first place. If a condition requires additional information you can provide as the lender or builder, we will tell you exactly what we need.

Q: What is your typical turnaround time for lender assignments?

Standard residential assignments are typically delivered within three business days of the inspection. Rush turnaround may be available depending on current volume and assignment complexity. Turnaround expectations are confirmed at engagement. If a timeline changes for any reason, you will hear from us before the deadline passes, not after.

Q: Does Apollo Values work with builder-captive lenders?

Apollo Values actively supports new construction transactions and welcomes engagement with builder-affiliated lenders. If you are a panel manager or chief appraiser at a builder-captive lender operating in the Tampa Bay or Suncoast market, contact us to discuss panel eligibility and assignment criteria.

Q: What areas does Apollo Values serve?

Apollo Values provides residential appraisal services throughout greater Tampa Bay’s Hillsborough and Manatee Counties, including the following communities:

Hillsborough County: Brandon, Riverview, Valrico, Lithia, Gibsonton, Sun City Center, Apollo Beach, Ruskin, Wimauma

Manatee County: Bradenton, Lakewood Ranch, Parrish, Palmetto, Ellenton

Coverage for adjacent areas may be available depending on assignment type and complexity. Contact us to confirm availability for your specific location.

Q: Do you appraise properties in Pasco, Pinellas, Polk, or Sarasota County?

Coverage outside our primary service area is considered on a case-by-case basis. Geographic competency is a USPAP requirement, and Apollo Values will not accept assignments in areas where adequate market knowledge cannot be demonstrated. Contact us with your property location and assignment details to confirm availability.

Q: How much does a residential appraisal cost?

Appraisal fees vary based on property type, location, complexity, and intended use. Standard single-family residential assignments are priced accordingly, with higher fees applicable to luxury properties, proposed construction, FHA and VA assignments, and properties requiring additional research or analysis. Fees are quoted at the time of engagement. Apollo Values does not advertise low-cost appraisals and does not reduce fees in ways that compromise report quality or appraiser independence.

Q: How do I schedule an appraisal with Apollo Values?

Use the contact form on this website or call directly. You will hear back from the appraiser, typically within one business day. At that point you will receive a fee quote, a turnaround estimate, and confirmation of any access or documentation needed to complete the assignment.

Q: What information should I have ready when I contact you?

Having the following available will allow us to provide a fee quote and turnaround estimate quickly:

• Property address

• Property type (single-family, condo, proposed construction, etc.)

• Intended use (purchase, refinance, estate, divorce, private, etc.)

• Loan type if applicable (conventional, FHA, USDA)

• Desired timeline or any rate lock or closing deadline

Q: Will I receive a copy of the appraisal report?

For lender-ordered appraisals, the report is owned by the lender and delivery is governed by federal disclosure requirements. For private assignments, the report is delivered directly to the intended users. Appraisers have an obligation to follow confidentiality requirements. Ask us for more information about disclosure if you have questions.

Q: What if I have a question about my report after it is delivered?

Contact us. You will reach the appraiser who completed the report, not a support line or administrative coordinator. If a question requires a formal written response, we will provide one. Apollo Values stands behind every report we deliver.