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Provo Bankruptcy

Provo bankruptcy appraiser — Utah County Chapter 7 and 13 valuations

Independent, non-AMC bankruptcy appraisals for Provo. Fair market value per 11 USC § 506(a), District of Utah court-ready.

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Dan Miner · Certified Residential Appraiser · Utah Lic. 10948175‑CR00

Provo bankruptcy cases have their own market dynamics — meaningful post-2020 appreciation on many family homes creates equity that exceeds Utah's homestead exemption more often than debtor's counsel expects. The appraisal is what documents this defensibly for the case.

An appraisal a dollar too high or a dollar too low can flip the case outcome. Careful methodology matters.

Miner Appraisals handles Provo bankruptcy work directly. USPAP-compliant fair market value methodology, delivery in 5-7 business days, reports structured for the District of Utah.

Provo market context

Provo's residential market has appreciated meaningfully — West Provo tract housing, once $200-300K family homes, now sits at $500-700K. That appreciation creates homestead-exemption edge cases where the debtor's equity is close enough to the exemption limit ($54,600 for individuals as of 2026, doubled for joint filers to $109,200) that the appraisal's specific dollar-value opinion determines whether the property is exempt-covered or exposes non-exempt equity to the trustee.

What Provo bankruptcy appraisals specifically involve

Provo bankruptcy appraisals often deal with three specific complications. One: 1970s-1980s tract housing that has been variably updated by successive owners, so condition varies widely within apparent-comparable subdivisions. Two: BYU-adjacent properties with rental income that complicates income-approach methodology. Three: recent-purchase properties where the purchase price is still the most reliable indicator of value but the case timeline puts the effective date months after purchase.

Provo coverage — neighborhoods and submarkets

Provo coverage regularly includes: East Provo foothills, Sherwood Hills, Grandview, West Provo, Rock Canyon, Edgemont, Timp Hollow, downtown Provo, Riverbottoms, Wolverine Crossing. Each has its own comp set and its own market character; the report reflects the specific submarket the subject property lives in.

Fee and turnaround

Fee range: $525-700 for a standard single-family home. Standard SFH; higher for contested-value or multi-property cases.

Turnaround: 5-7 business days from inspection to signed report. Rush available at additional surcharge for court-deadline or IRS-filing pressure. Fee due at inspection; engagement letter delivered before the conflict check clears.

Frequently asked

$525-700 for a standard Provo single-family home. Contested-value cases or multi-property Chapter 13 plans run $700-950. Fee due at inspection, report in 5-7 business days. Rush available for court-deadline pressure.
Utah Code § 78B-5-503 exempts $54,600 of equity in the primary residence for individual filers (doubled to $109,200 for joint filers) as of 2026. The appraisal establishes the fair market value; subtracting mortgage balances gives the debtor's equity; if that equity is under the exemption limit, the property is fully exempt-covered. A property with $700K market value, $600K mortgage, and $100K equity in an individual filing sits above the exemption limit by roughly $45K — which is exactly the equity a Chapter 7 trustee might pursue for creditor distribution.
Yes — owner-occupied 2-4 unit properties receive both an income-approach analysis and a sales-comparison approach. The report reconciles the two into a final value opinion. The rental income affects value on the income side but not on the direct-comparable-sale side, so the two approaches sometimes diverge. The reconciliation explains which approach carries more weight for the specific property and effective date.
Under 11 USC § 506(a), a second mortgage can be stripped if the property's fair market value is less than the outstanding balance of the first mortgage — the second is then wholly unsecured. The appraisal establishes the fair market value; if that number is below the first mortgage balance, the strip is available. A single dollar of value above the first mortgage means the second is at least partially secured and not fully strippable. This is where appraisal precision matters most, and where debtor's counsel typically has the trustee's expert challenge the appraisal.

Related reading

The service side of this work: Bankruptcy appraisal service page. For the Utah County coverage overview: Utah County coverage details. Related field notes:

Miner Appraisals is an independent, non-AMC residential appraisal practice in Utah — owner-operated by Dan Miner, Utah Certified Residential Appraiser (Lic. 10948175-CR00). Direct engagement, signed reports, USPAP-compliant. See the bankruptcy service hub, the Utah County coverage page, or the full service catalog. Practicing since 2017.