Legacy Property Advisors, LLC
Non-lender residential appraisal for litigation, estates, divorce, bankruptcy, tax appeals, and private lending in Pinal and Yavapai County, Arizona. Arizona Certified Residential Appraiser — CRA-1040302.
WHERE THE METHODOLOGY WAS BORN
This practice started in 1997 on DOS-based appraisal software, printing reports where photos were taped or glued in by hand and maps had stick-on arrows marking comparable sales. The industry standard of three comps was never a best practice — it was a workaround for limited data availability. When that was all you had access to, three was often all there was. Thousands of appraisals, REO assignments, BPOs, and field reviews built a deep foundation, but they also made something clear: the conventional approach was designed around the constraints of its era, not around accuracy.
As technology and data access expanded, the methodology should have evolved with it — but for most of the industry, it didn't. Working as an appraiser for the Maricopa County Assessor's Office introduced mass appraisal methodology: analyzing the entire market and filtering down rather than selecting individual comparables up. Membership in the Community of Asset Analysts (CAA) and subscribing to The Appraiser's Analytical Resource (TAAR) provided the statistical framework to formalize what field experience had been pointing toward for years. The result is not just a more accurate process — it is a faster one. When the data does the work, the appraiser spends less time hunting for comps and more time understanding what the market is actually doing. LPA is where that evolution continues, and where The HMI Project methodology was conceived.
SERVICES
Expert witness testimony and appraisal reports prepared to withstand cross-examination. Market analysis built on defensible methodology with full documentation of data sources and statistical reasoning.
Retrospective valuations for estate settlement, probate, and IRS reporting. Date-of-death appraisals establish fair market value at the precise moment it matters most for tax and distribution purposes.
Impartial property valuation for equitable distribution. When both parties need to trust the number, the methodology behind it has to be transparent and reproducible — not dependent on which comps someone chose.
Current market value opinions for Chapter 7 and Chapter 13 filings. Court-ready documentation with clear methodology that trustees and judges can follow from data to conclusion.
Independent market value analysis to support property tax appeals. Evidence-based methodology produces conclusions grounded in statistical analysis of the full competitive market — not a hand-picked subset.
Second opinions, appraisal reviews, and expert consultation for attorneys, fiduciaries, and property owners who need an independent assessment of existing valuation work. When the methodology matters as much as the number, a qualified review can make the difference.
Current value opinions for trust administration, asset distribution, and estate planning purposes. Reliable market position analysis helps fiduciaries and beneficiaries make informed decisions about real property holdings.
Appraisal and market analysis for private lenders evaluating collateral. Detailed risk context including absorption rates, market trend direction, and competitive positioning — the data a lender needs beyond a single value number.
Hire me as an independent market consultant. This includes advising tax-appeal petitioners in other counties on exactly what evidence they need to produce to make their case — even where I don't perform the appraisal or handle the appeal myself.
SERVICE AREA
Legacy Property Advisors provides direct appraisal services in Pinal County and Yavapai County for all non-lender assignment types listed above. These areas represent a diverse residential landscape — from rural acreage and manufactured housing to master-planned communities and mountain properties — each requiring local market knowledge and analytical depth.
For Maricopa County, LPA operates in a consultation and referral capacity. As an analytic appraiser in the Agricultural department at the Maricopa County Assessor's Office, Todd does not accept private appraisal assignments within the county. However, a discovery call can determine the scope of what you need, and Todd can connect you with qualified appraisers who share a similar evidence-based methodology — so the standard of work doesn't change just because the appraiser does.
Book a 15–20 minute discovery call to find out if what LPA offers matches what you need. No obligation, no sales pitch — just a direct conversation about your situation and whether evidence-based appraisal is the right fit.
Order an AppraisalBook a Discovery Call