What counties do you serve?

Salt Lake, Utah, Davis, Summit, Wasatch, Tooele, Morgan, and Weber counties — the full Wasatch Front and the mountain valleys beyond. For attorney work or unusual rural assignments we'll travel further; ask anyway.

Now booking · Wasatch Front · 5–7 day reports

Residential appraisals built to hold up.

Q: What's the difference between an appraisal and a CMA?

A real-estate agent's CMA is a marketing opinion. An appraisal is a USPAP-compliant valuation produced by a state-certified appraiser, with documented methodology, photographs, and signed certification — admissible in court and accepted by the IRS, lenders, and tax authorities.

Independent, non-AMC, USPAP‑compliant valuations across Salt Lake, Utah, Davis, Summit, Wasatch & Tooele counties. Same appraiser, every step — from inspection to signed report.

Request a quote Meet the appraiser

2017

Practicing since

1,200+

Reports completed

Counties served

Photo · Wasatch Range, Utah

Avg. turnaround

5.2 days

From inspection to signed, USPAP‑compliant report — last 12 months.

USPAP‑compliant

IRS & court‑ready

E&O insured

Same‑week available

Independent · non‑AMC

Lic. 10948175‑CR00

What we do

Every kind of residential appraisal Utah throws at us.

From a single‑family in Bountiful to a custom mountain home in Heber, the same standard of care, documentation, and turnaround.

See all 9 services and full descriptions →

About

Independent. Local. Accountable.

A small Utah shop, doing residential appraisal work the way it's supposed to be done: one appraiser, on every report, start to finish.

Dan Miner — Certified Residential Appraiser, Utah

Dan Miner · Miner Appraisals LLC

Lic. 10948175‑CR00 · Certified Residential

"Every report I sign goes out as if it'll be reviewed by the toughest underwriter, attorney, or judge — because some of them will be."

Miner Appraisals has been valuing Utah homes since 2017. Independent, owner‑operated, and locally focused — which means the appraiser who answers your inquiry is the same one inspecting your property and signing the report.

We don't take AMC orders. No appraisal management company in the middle, no third‑party markup, no volume‑driven shortcuts. We work directly with private clients — homeowners, attorneys, CPAs — and our reports read cleanly, defend easily, and give you something to actually use.

Verify license & full credentials →

Years

In practice

1.2k

Reports

Completed

Counties

Served regularly

100%

USPAP

Compliant

Coverage

Eight Utah counties. One appraiser doing the work.

If you're outside this map, ask anyway — we travel for the right assignment, especially attorney work and rural valuations.

Park City · Coalville

Check your area:

Frequently asked

Questions we hear often.

An Appraisal Management Company (AMC) is a middleman between lenders and appraisers — they handle refinance and purchase volume, take a cut of the fee, and impose turnaround pressure. Miner Appraisals is independent: we don't take AMC orders. We work directly with private clients — homeowners, attorneys, CPAs, and select credit unions — so you talk to the appraiser, the appraiser inspects your property, and the appraiser signs the report. No third‑party markup, no field‑staff handoff, no volume‑driven shortcuts. For attorney and estate work especially, that direct line matters: AMC orders are built for refi throughput, not for narrative reports that have to hold up in court or with the IRS.

Pricing depends on property type, complexity, and turnaround. Standard SFR appraisals start in the typical Utah market range; complex estate, litigation, or rural assignments are quoted individually. Submit a quote request for a firm number within one business day.

Most reports are delivered 5–7 business days from inspection. Rush turnaround (2–3 days) is available for an additional fee, subject to scheduling.

Yes — retrospective valuations are a core part of our practice. We provide narrative reports suitable for IRS Form 706, probate court, and estate settlement, with full documentation of historical comparables.

Yes. Most appraisals never require testimony, but when they do we're prepared. We've been deposed and have testified in Utah district court for divorce, estate, and bankruptcy matters.

A real‑estate agent's CMA is a marketing opinion. An appraisal is a USPAP‑compliant valuation produced by a state‑certified appraiser, with documented methodology, photographs, and signed certification — admissible in court and accepted by the IRS, lenders, and tax authorities.

Salt Lake, Utah, Davis, Summit, Wasatch, Tooele, Morgan, and Weber counties — the full Wasatch Front and the mountain valleys beyond. See the coverage map for the specific cities most commonly served in each. For attorney work or unusual rural assignments we'll travel further; ask anyway.

Request a quote

Three minutes for a firm quote within one business day.

No phone tag. No sales pitch. Just pricing and proposed inspection times.

Notes & writing

From the field.

Practical writing for attorneys, agents, and homeowners — the kind of thing we wish more clients had read before calling.

A Utah courthouse and stamped probate paperwork

EstateJune 2026

Utah probate inventory appraisals — what judges actually want to see

Most first-time personal representatives assume the probate inventory is paperwork the attorney handles. Three months pass, the deadline arrives, and nobody commissioned the appraisal. Utah Code 75-3-706 read out loud, plus what district-court judges expect to see on the schedule.

A Utah family home being inherited and passed to the next generation

EstateJune 2026

IRC § 1014 step-up basis — why Utah heirs need an appraisal even without estate tax

A Sugar House bungalow at $220K becomes $580K at death and $620K at sale three years later. With a documented step-up the taxable gain is $40K. Without it, the IRS can argue $400K — a tax difference in the five figures.

A CPA reviewing estate-tax documents with calculator and signed paperwork at a desk

EstateJune 2026

Form 706 real estate appraisals — a Utah CPA's quick reference

The reference for what the CPA should be looking for when the appraisal report lands on the desk. Qualified-appraiser credentials, report-content checklist, 20%/40% accuracy-related penalties, and adequate-disclosure protection.

A personal representative reviewing estate documents at a desk

EstateJune 2026

Utah date-of-death appraisals — what executors actually need to know

Most first-time personal representatives think the appraisal is something the attorney handles. The attorney thinks the executor handles it. The procedural guide nobody hands you when you accept the appointment.

An estate planner reviewing trust and partnership documents at a desk

Estate planningJune 2026

GRATs, IDGTs, and family LPs — real estate funding appraisals for Utah estate planners

Most published GRAT guidance assumes the funding asset is a public stock. Real estate is different — illiquid annuity payments, subjective inception-date valuation, and the IRC § 2702 funding math that controls everything downstream.

A signed real estate document and house keys on a kitchen table

Estate planningJune 2026

Form 709 gift tax appraisals — what Utah year-end gifts actually need

The deed gets signed, the kid gets the keys, and December 31 comes and goes. Then the CPA explains Form 709 — the qualified appraisal, the adequate-disclosure rules, the 3-year statute of limitations that never starts running if the paperwork is thin.