Start with the date, not the order.

When a court date, a filing or a closing is already on the calendar, call Eagle Home Appraisal West Palm Beach with the property address, the purpose of the appraisal and the day the report is needed. We will say plainly whether that day looks workable before you commit.

Ask about your deadline | Call (561) 493-3707

Can the report be ready before my deadline?

Sometimes yes, sometimes no, and nobody knows until the assignment is described. So no delivery date is quoted here. Yours is agreed once we know the property, what the report is for and how access will work.

What decides whether an earlier date works

The calendar. Inspection, research and writing must fit between today and your date.
Getting inside. If the scope includes an interior inspection, someone has to open the door. Until entry is confirmed, no delivery date is reliable.
The property itself. A past valuation date, an unusual home or few comparable sales means more research.

A closer date is not a thinner report

The report still states its effective date, intended use and intended users, and supports the value with market evidence under USPAP, the appraisal profession's standards. An earlier date moves the calendar; the analysis stays the same.

Which Palm Beach County deadline are you facing?

Mediation or trial in the Family Division

Divorce cases here are heard in the Family Division of the Fifteenth Judicial Circuit. Its family mediation order says court personnel set matters for mediation at the presiding judge's instruction. A trial date can bring an earlier one: where the division's uniform pretrial order applies, each side designates its experts and their opinions 45 calendar days before the first day of trial. Florida leaves the valuation date to the judge (section 61.075(7)), so confirm the deadline and the effective date with your attorney. See divorce appraisals.

A probate inventory

Estates go through the circuit's Probate Division. Florida Probate Rule 5.340 (probate rules) gives a personal representative 60 days after letters are issued to file the inventory, and the court may extend that time for cause. The inventory lists estate property with its estimated fair market value at the date of death (section 733.604). Neither text orders an appraisal, and real property that appears to be protected homestead is listed without that estimate. Ask the estate's attorney what the inventory needs. See estate and probate appraisals.

A federal tax filing

When a federal estate tax return is required, the IRS says it is due nine months after the date of death. For a U.S. citizen or resident who dies in 2026, the IRS filing threshold is $15,000,000. If the home is being sold and your preparer needs its date-of-death value for basis, see step-up basis valuation. Your tax adviser decides which return, date and value apply.

A Value Adjustment Board petition

The Palm Beach County Property Appraiser's Office mails the TRIM notice in mid-August. A petition to the Value Adjustment Board, which the county Clerk & Comptroller's Office administers, must be filed on or before the 25th day after that mailing (section 194.011(3)(d)). The Property Appraiser's Office says that deadline does not change while you discuss the value with its staff. Property is valued as of January 1, so tell us the tax year. See residential appraisals.

A rate lock or closing

For a refinance or purchase loan, first ask your loan officer whether the lender will accept an appraisal you order yourself. For a cash sale or a pricing decision, give us the closing or decision date.

Have these ready

Property address and type: single-family home, condo, townhouse or a property of up to four units
The deadline, what happens on that day, and who will read the report
Who can give access, and when
Any instruction from your attorney, mediator or tax adviser, including the valuation date

From first call to delivered report

Deadline conversation. We say whether the date looks workable and confirm scope and fee before work begins.
Access and research. Entry is arranged if the scope includes an inspection, then comparable sales and market evidence are analyzed.
Delivery. Check the report's date, stated use and assumptions, and raise factual corrections promptly.

Fees and timing

This site's home page gives the fee guide: "Typical fees range from $475-$1050." Treat it as a starting range, not a quote for your property. Request a written fee, scope and delivery date, and have that date confirmed before you rely on it for a court or filing deadline.

Where we take rush requests

We serve West Palm Beach, including Northwood, Flamingo Park, the Old Northwood Historic District, El Cid and South Olive. For a property elsewhere in Palm Beach County, share the complete address so coverage can be confirmed, or start from all appraisal services.

Working toward a date?

Call (561) 493-3707 or send the property, purpose and deadline.

Written with AI assistance for Eagle Home Appraisal West Palm Beach from the official court, county and tax pages linked above. General information, not legal or tax advice.