If you are planning to sell your home in St. Charles County, one of the first questions you will face is: How much is my home worth? Many real estate agents provide a CMA (Comparative Market Analysis) to help guide pricing, and while CMAs are helpful, they are ultimately an estimate.
A certified pre-listing appraisal, however, provides a much stronger foundation for your pricing strategy. Not only does it establish a defensible, state-licensed valuation, but it also prevents surprises later in the selling process when the buyer’s lender orders their appraisal.
At 24 Hour Appraisal Group, Jacob Geringer provides certified appraisals that complement your agent’s CMA, giving you the confidence of accurate pricing and the ability to attract serious buyers quickly.
Many homeowners assume a CMA and appraisal are interchangeable, but there are critical differences.
Comparative Market Analysis (CMA): A CMA is created by a real estate agent. It uses recent comparable sales, local listings, and market knowledge to estimate a home’s value. While useful for establishing a price range, it is not legally binding or recognized by lenders, attorneys, or courts.
Certified Pre-Listing Appraisal: An appraisal is conducted by a state-licensed appraiser. It provides a certified, unbiased valuation that is accepted by banks, attorneys, and courts. It is far more detailed than a CMA, incorporating property condition, upgrades, location factors, and market trends. Most importantly, it delivers a defensible market value that stands up in negotiations.
A pre-listing appraisal offers several advantages that go beyond a CMA:
Set the Right Price: Overpricing can cause your listing to sit on the market, while underpricing means leaving money behind. An appraisal provides an accurate middle ground.
Attract Confident Buyers: Buyers trust homes with certified valuations. It shows that the seller has taken steps to ensure fair pricing.
Prevent Delays: When a buyer applies for financing, their lender will order an appraisal. If the lender’s appraisal comes in lower than the agreed purchase price, the sale may fall through. Having a pre-listing appraisal reduces this risk.
Sell Faster: Homes priced accurately tend to generate stronger interest, shorter listing times, and competitive offers.
An appraisal does more than give you a single price point. It provides context and data that strengthen your position as a seller:
Property-Specific Adjustments: Unlike CMAs, appraisals account for upgrades, renovations, and condition.
Neighborhood Trends: Appraisers factor in school districts, zoning, and local economic conditions.
Defensibility: A certified appraisal can be used in disputes, divorce cases, or estate settlements if needed.
This level of detail ensures your pricing isn’t just competitive—it’s accurate, defendable, and recognized by all parties involved.
A family in St. Charles listed their home at $310,000 after receiving a CMA from their agent. While this seemed reasonable, they wanted certainty before putting their home on the market. They ordered a pre-listing appraisal from Jacob.
Jacob’s report valued the property at $328,000, highlighting several improvements that the CMA overlooked. The family relisted at the higher price, and within ten days, they secured a buyer. Not only did they sell faster, but they also netted nearly $18,000 more than they would have without the appraisal.
Q: Do I still need a CMA if I order a pre-listing appraisal? Yes. A CMA provides market context and helps you see where your property fits against current listings. A pre-listing appraisal adds certified valuation to that strategy. Together, they create the strongest pricing approach.
Q: Are pre-listing appraisals expensive? The cost is minor compared to the potential gains. In many cases, sellers recoup the cost many times over by avoiding underpricing or failed contracts.
Q: Will buyers accept an appraisal from the seller? While buyers still need their lender’s appraisal, a pre-listing appraisal builds confidence, reduces negotiation disputes, and prevents surprises later in the process.
Q: Can an appraisal help in a slow market? Yes. In slower markets, buyers are cautious. A certified appraisal reassures them that your asking price is justified.
When accuracy and strategy matter most, sellers in St. Charles turn to Jacob Geringer for his unique expertise.
Certified Residential Appraiser (Missouri)
Licensed Broker with MarketPoint Realty
25+ years of St. Charles and St. Louis market expertise
Reports designed to complement—not compete with—your Realtor’s CMA
Fast turnaround times, typically within 24–72 hours
Jacob’s rare combination of appraisal and brokerage experience bridges the gap between valuation and sales strategy. Sellers benefit from data-driven pricing and a smoother selling process.
When preparing to sell your home, pricing it correctly is one of the most important decisions you will make. While CMAs are helpful, they are not enough to protect you from risks like overpricing, underpricing, or failed contracts.
A certified pre-listing appraisal gives you a defensible, accurate valuation that buyers, lenders, and attorneys can trust. Combined with your Realtor’s marketing expertise, it creates the strongest foundation for a successful home sale.
Thinking of selling? Get a certified pre-listing appraisal before you list. Call (314) 570-6794 today and let Jacob guide you toward a confident, data-driven sale.
Jacob Geringer is the President of 24 Hour Appraisal Group and Broker of MarketPoint Realty. A Missouri Certified Residential Appraiser, FHA-Approved Appraiser, Licensed Broker, and Investor, Jacob has more than 25 years of experience serving the St. Louis and St. Charles metro areas. His rare dual perspective helps sellers make smart renovation and pricing decisions backed by accurate, defensible valuations.
Divorce is one of life’s most challenging transitions. Beyond the emotional strain, it brings a series of financial and legal decisions that can feel overwhelming. One of the most significant challenges couples face is dividing marital property fairly—and often, the family home is the largest shared asset.
In St. Charles County, Missouri, courts, mediators, and attorneys rely on certified residential appraisers to determine the fair market value of real estate during divorce proceedings. Without a professional appraisal, disputes about home value can drag out the process, increase costs, and create unnecessary stress.
At 24 Hour Appraisal Group, led by Jacob Geringer, we specialize in providing neutral, defensible, and timely divorce appraisals that protect both parties and help them move forward.
A divorce appraisal is more than just a price opinion. It’s a certified, court-ready valuation that establishes fairness and prevents disputes. Here’s why they matter:
Equitable Distribution: Courts require impartial valuations to divide property fairly between spouses.
Fair Negotiations: By relying on a neutral third-party, couples avoid arguments over inflated or underestimated values.
Retrospective Dates: In some cases, courts require a valuation as of the date of separation or another significant event. Jacob provides retrospective appraisals that meet these requirements.
Defensible Reports: Jacob’s appraisals are prepared to stand up under scrutiny, whether in mediation or in the courtroom.
While most appraisals are ordered for mortgage or refinancing purposes, a divorce appraisal has unique requirements. These include:
Neutrality: The appraiser serves both parties, not just one side.
Detail: Reports are often more comprehensive to anticipate legal challenges.
Flexibility: Retrospective and current market values may both be required.
Confidentiality: Sensitive personal and financial information is handled with care.
Jacob’s experience as both a Certified Residential Appraiser and FHA-Approved Appraiser ensures that his reports meet the highest standards for accuracy, clarity, and legal compliance.
A divorcing couple in St. Peters disagreed on their home’s value—one spouse estimated $400,000, while the other insisted it was worth $360,000. The disagreement stalled negotiations and risked taking the case to trial.
Jacob was brought in as a neutral appraiser. After a thorough inspection, market analysis, and comparison of recent sales, his certified appraisal placed the home’s value at $378,000. Both parties accepted the report, allowing the case to move forward without further dispute.
Reduces Conflict: Provides an independent, factual basis for decisions.
Saves Time: Speeds up the negotiation process by resolving disagreements early.
Court Acceptance: Certified appraisals are trusted by judges, mediators, and attorneys.
Peace of Mind: Ensures both parties are treated fairly and equitably.
When accuracy and neutrality matter most, Jacob Geringer brings unmatched expertise to the table:
FHA-Approved with reports trusted by courts and attorneys
Over 25 years of valuation experience in St. Charles and the greater St. Louis area
Professional, confidential service in sensitive situations
Q: Can both spouses use the same appraiser? Yes. In many cases, one neutral appraisal is accepted by both sides. In highly contested cases, each spouse may order their own appraisal.
Q: How is the appraisal date determined? It depends on the court or attorney’s requirements. Some need the current market value, while others require a retrospective date, such as the date of separation.
Q: Are divorce appraisals different from regular home appraisals? Yes. Divorce appraisals often require additional detail, retrospective valuations, and must be prepared to withstand legal scrutiny.
Q: Who pays for the appraisal? Costs are typically shared, but arrangements vary depending on the case and attorney guidance.
Dividing property in a divorce is never easy, but the process doesn’t have to be complicated by disputes over value. A certified divorce appraisal provides fairness, accuracy, and peace of mind during a difficult transition.
At 24 Hour Appraisal Group, Jacob Geringer provides neutral, court-ready reports that help couples, attorneys, and judges make informed decisions. By ensuring both parties are treated fairly, his appraisals reduce conflict and allow everyone to move forward.
Going through a divorce? Let Jacob provide the neutral appraisal you need. Call (314) 570-6794 today or request one online.
Jacob Geringer is the President of 24 Hour Appraisal Group, a Missouri Certified Residential Appraiser, FHA-Approved Appraiser, Broker, and Real Estate Investor with over 25 years of experience. Trusted by attorneys, judges, and families across St. Charles County, Jacob delivers accurate, defensible, and confidential reports for even the most sensitive situations.
Estate planning can feel overwhelming. Whether you’re preparing your own affairs or managing the estate of a loved one, there are countless legal and financial details to address. Beyond wills and trusts, one of the most important elements is knowing the true value of real estate.
In St. Charles County, Missouri, homes and property often represent the largest portion of a family’s wealth. For this reason, courts, attorneys, accountants, and the IRS frequently require a certified residential appraisal to properly settle estates, file tax documents, or guide probate.
That’s where 24 Hour Appraisal Group, led by Jacob Geringer, comes in. With more than 25 years of real estate and appraisal experience, Jacob provides accurate, defensible appraisals that help families move forward with confidence.
An estate appraisal determines the Fair Market Value (FMV) of a property as of a specific date. This isn’t just a “ballpark estimate” — it’s a certified document recognized by attorneys, courts, and the IRS.
The most common types of estate appraisals include:
Date-of-Death Appraisals (DOD): Used for IRS estate tax filings to determine property value at the time of death.
Step-Up in Basis Valuations: Helps heirs minimize capital gains taxes when selling inherited property.
Probate Appraisals: Required by probate courts to ensure fair property distribution among heirs.
Estate appraisals aren’t just for families. They are commonly used by:
Attorneys, for court filings and probate cases
CPAs and accountants, for estate and tax reporting
Trustees and executors, for distributing assets fairly
Financial planners, to help clients understand estate value for planning purposes
A family in O’Fallon needed to settle their father’s estate. The siblings each had different ideas of the home’s worth, with online “estimates” ranging from $250,000 to $315,000. The IRS required a date-of-death appraisal, so they turned to Jacob.
His certified report established the property’s fair market value at $289,000. With this defensible number, their attorney was able to finalize probate quickly, saving the family from disputes and costly tax mistakes.
Unlike a standard home appraisal for a mortgage, an estate appraisal must meet specific legal and tax requirements. Reports are often more detailed, and they may need to be retrospective (looking back at a past date).
Jacob ensures that every report is:
IRS-compliant for estate tax purposes
Court-ready and accepted by probate judges and attorneys
Thorough and accurate, based on real market data
When it comes to something as sensitive as estate planning, experience and credibility matter.
FHA-Approved and IRS-compliant reports
Trusted by probate attorneys in St. Charles County
25+ years of experience with estate valuation
Fast turnaround times (often 24–72 hours)
Jacob’s rare combination of experience as both an appraiser and broker gives him a deeper understanding of value than most professionals in the field. Families, attorneys, and financial planners trust his reports for their accuracy, timeliness, and professional presentation.
Q: Can I just use Zillow or an online estimate instead? No. Online valuations are rough estimates and cannot be used for IRS or court purposes. A certified appraisal is required.
Q: How long does an estate appraisal take? Most appraisals are completed within 24–72 hours after inspection.
Q: Who pays for the appraisal? Usually, the estate covers the cost, but payment arrangements can vary depending on attorney guidance.
Q: Are estate appraisals different from refinancing appraisals? Yes. Estate appraisals often require retrospective values or additional reporting formats designed for legal compliance.
Estate planning isn’t just about the future—it’s about making sure your loved ones are protected and your assets are handled fairly. A certified estate appraisal gives you the clarity and documentation you need to move forward with confidence.
Whether you’re an executor, attorney, or family member, Jacob Geringer and 24 Hour Appraisal Group are here to provide professional, accurate, and timely estate appraisals in St. Charles County.
Need an estate appraisal? Call Jacob today at (314) 570-6794 or request one online.
Jacob Geringer is a Certified Residential Appraiser, FHA-Approved Appraiser, Licensed Broker, and Real Estate Investor with more than 25 years of experience in the St. Louis metro market. As President of 24 Hour Appraisal Group and Broker of MarketPoint Realty, Jacob helps families, attorneys, and financial planners make confident real estate decisions backed by certified valuations.
Estate planning is about more than drafting wills and naming beneficiaries—it’s about protecting your family’s future. For many households in St. Charles County, real estate is the largest asset in the estate. Ensuring that property is valued correctly is critical for tax purposes, fair distribution, and avoiding disputes.
That’s where estate planning appraisals come in. At 24 Hour Appraisal Group, led by certified residential appraiser Jacob Geringer, we provide accurate, court-recognized valuations that give families and attorneys the clarity they need to plan with confidence.
An estate planning appraisal is a professional valuation of real estate, typically conducted before or during the creation of an estate plan. Unlike probate appraisals, which are required after someone passes away, estate planning appraisals are completed in advance to:
Establish the property’s current fair market value
Help families make informed decisions about inheritance
Prepare for future tax obligations
Prevent conflicts among heirs
If a family home or investment property will be divided among heirs, a certified appraisal provides an objective baseline value everyone can agree on.
Appraisals ensure the estate plan is built on accurate numbers for potential estate or gift tax reporting. This protects families from costly mistakes.
Heirs often have different ideas about what a property is “worth.” A professional appraisal offers a neutral, expert opinion that reduces conflict.
With a defensible valuation, families can create estate plans with confidence—knowing their decisions are fair, transparent, and legally supported.
At 24 Hour Appraisal Group, we handle a range of estate-related valuations in St. Charles and St. Louis Counties:
Estate Planning Appraisals – For proactive family planning
Gift Tax Appraisals – When gifting property to heirs during your lifetime
Date-of-Death Appraisals – Required after a passing (probate situations)
Retrospective Appraisals – Valuations tied to a specific historical date
Led by Jacob Geringer, Certified Residential Appraiser, our team brings:
Local expertise in St. Charles, O’Fallon, St. Peters, and St. Louis
Fast turnaround times (often within 24–48 hours)
Court-ready reports trusted by attorneys, CPAs, and judges
Dual insight – Jacob is also a licensed real estate broker, adding market knowledge beyond the appraisal
Do I need an appraisal if I’m not selling the property? Yes. Even if you plan to keep the home in the family, an appraisal ensures accurate planning and fair distribution.
How is this different from a probate appraisal? Probate appraisals happen after someone passes away. Estate planning appraisals happen beforehand to prevent issues later.
Can I use a Realtor’s CMA instead of an appraisal? No. Courts, attorneys, and the IRS require certified appraisals, not comparative market analyses.
How quickly can I get an estate planning appraisal? Most reports from 24 Hour Appraisal Group are delivered within 24–48 hours.
Don’t leave your estate planning to guesswork. With a professional appraisal from 24 Hour Appraisal Group, you’ll protect your family, avoid disputes, and create a plan that stands the test of time.
Request an Estate Planning Appraisal Today or call (314) 570-6794 to speak with Jacob Geringer, Certified Residential Appraiser.
This is called a date-of-death appraisal (or retrospective appraisal). At 24 Hour Appraisal Group, we specialize in delivering certified, court-ready retrospective appraisals that satisfy IRS requirements, Missouri probate courts, and heirs seeking fair distribution.
IRS requires fair market value at the date of death for estate tax basis
Probate courts need credible, certified valuation
Helps prevent disputes between heirs over property division
Essential for setting listing prices for inherited properties
Using a current valuation for tax purposes can result in inaccurate tax liabilities and family conflict.
A retrospective appraisal isn’t just guessing a past price—it requires serious analysis of local market data as of that date. Jacob Geringer brings:
Access to historical sales data and MLS records
Local knowledge of St. Charles County market trends
Ability to adjust for property condition at that time
Certified appraisal practices meeting legal standards
Fair market value as of the specific date required
Historical comparable sales analysis
Adjustments reflecting market conditions then
Photos (current and archival if available)
Certified, signed report suitable for court and IRS
Executors handling probate cases
Estate attorneys and planners
Heirs preparing to sell inherited property
Financial advisors managing tax basis calculations
We treat every case with respect and discretion, understanding the emotional context.
Missouri-certified, professional service
Over 20 years in local real estate
Court-ready reports accepted by Missouri probate courts
Fast, responsive turnaround times
Clear communication at every step
We’re here to help families and professionals navigate the complex requirements of settling estates.
If you need a date-of-death or retrospective appraisal in St. Charles County, don’t leave it to guesswork.
Call Jacob directly at (314) 570-6794
Or request your appraisal online
At 24 Hour Appraisal Group, we deliver the accurate, certified, and respectful valuations you can trust.
Bankruptcy Appraisals in St. Charles County: Ensuring Accurate Valuations for a Fresh Start
Filing for bankruptcy is never easy. It can feel like a last resort, filled with uncertainty and stress. Yet getting through the process often depends on providing credible, well-documented property valuations to the court and creditors. At 24 Hour Appraisal Group, we deliver certified bankruptcy appraisals designed to stand up in Missouri bankruptcy court—helping homeowners, attorneys, and trustees navigate the process with clarity and confidence.
In Chapter 7 or Chapter 13 bankruptcy proceedings, you’re typically required to disclose the fair market value of your real estate holdings.
Establishing accurate values affects debt repayment plans
Prevents disputes with creditors
Supports your eligibility for exemptions
Avoids accusations of fraud or misrepresentation
A sloppy, inflated, or understated valuation can derail your entire case.
Real estate values in St. Charles County aren’t generic. Online tools don’t know your neighborhood, your home’s condition, or recent local sales trends. As a local, certified appraiser, Jacob Geringer offers:
Market-driven, up-to-date comparable analysis
Adjustments for property condition and unique features
Knowledge of local market trends affecting distressed sales
Reports designed to meet bankruptcy court standards
Current fair market value with supporting data
Detailed, clear comparable sales analysis
Photos and property description
Transparent adjustments
Certified, signed report ready for court submission
Homeowners filing Chapter 7 or 13 bankruptcy
Bankruptcy attorneys
Trustees and creditors needing independent valuations
We know these are sensitive, urgent cases—and we handle them with respect and efficiency.
Missouri-certified, court-ready reports
Over 20 years of local real estate expertise
Fast turnaround to meet court deadlines
Professional, confidential communication
Bankruptcy doesn’t have to be harder than it already is. We’re here to help you move forward with a clear, accurate valuation.
If you're navigating bankruptcy in St. Charles County or surrounding areas, let us help you get the certified, court-ready valuation you need.
Or Request Your Bankruptcy Appraisal Online
At 24 Hour Appraisal Group, we’re here to provide clarity in challenging times.
Foreclosure is a stressful, often overwhelming process for everyone involved—homeowners fighting to avoid it, lenders trying to recover losses, or buyers seeking distressed opportunities. An accurate, professional appraisal is essential to ensure fair market value is properly established—protecting everyone’s interests and reducing conflict. At 24 Hour Appraisal Group, we provide certified foreclosure appraisals designed for clarity, accuracy, and court-ready reliability in St. Charles County and surrounding Missouri communities.
In a foreclosure process, a property is often sold under financial distress, and ensuring true market value is essential to:
Appraisals also help in short sale negotiations—where the lender agrees to accept less than the mortgage balance to avoid foreclosure.
St. Charles County includes everything from historic properties in St. Charles City to suburban neighborhoods in O’Fallon, Wentzville, and beyond. Generic online valuations or out-of-town firms simply don’t account for:
We know the Missouri foreclosure landscape and provide data-driven, legally defensible valuations that stand up to scrutiny.
We understand these situations are sensitive and often urgent. That’s why we focus on fast turnaround without sacrificing accuracy.
We don’t just deliver numbers—we help people navigate difficult situations with confidence.
Whether you're a homeowner, lender, or attorney involved in a foreclosure or short sale in St. Charles County, ensure you have a certified, reliable valuation.
At 24 Hour Appraisal Group, we’re committed to making difficult transactions clearer, faster, and fairer for everyone.
Divorce is one of the most difficult transitions anyone can face. Beyond the emotional stress, splitting assets fairly can quickly become contentious. One of the largest—and most debated—assets in a divorce is the family home. That’s why a professional, neutral, certified real estate appraisal is essential.
At 24 Hour Appraisal Group, we deliver court-ready appraisals that ensure both parties get a fair, well-supported property valuation in St. Charles County and surrounding Missouri areas.
During a divorce, Missouri courts generally require equitable distribution of marital assets. The home's value is central to:
Unlike online estimates or a realtor’s informal opinion, a certified appraisal is objective, defensible, and designed to withstand scrutiny in court or mediation.
Real estate values in St. Charles County aren’t one-size-fits-all. Neighborhoods like O’Fallon, St. Charles City, and Wentzville have unique trends, school district impacts, and recent comparable sales. Our appraisals account for:
We also handle retrospective appraisals when needed, establishing value as of a past date (often required if separation and court filings span multiple years).
We make sure our reports aren’t just accurate, but clear and easy to understand for both parties and their attorneys.
We know divorce is highly personal. Confidentiality, neutrality, and respect are at the core of our service.
Our goal is to help you move forward with confidence.
Don’t let uncertainty over your home’s value drag your divorce into conflict.
At 24 Hour Appraisal Group, we’re here to make a difficult process a little easier.
Settling a loved one’s estate is never easy. Beyond the grief, there are often complex legal steps that can feel overwhelming.
One of the most important—and commonly overlooked—requirements in Missouri probate is obtaining a certified real estate appraisal.
At 24 Hour Appraisal Group, we specialize in fast, court-ready appraisals designed to make this process smoother for families, executors, and attorneys in St. Charles County and the surrounding areas.
When someone passes away, the probate court and IRS typically require an accurate, defensible valuation of any real property in the estate.
This value is used to: -File accurate estate tax returns -Determine a fair division of assets among heirs -Document basis for future capital gains taxes -Support court filings with credible evidence
Relying on a generic estimate or outdated tax assessment can create legal problems, cause conflicts among family members, and even lead to IRS penalties.
A professional appraisal provides an unbiased, well-documented value that everyone can trust.
St. Charles County is unique. From historic downtown homes to newer subdivisions, property values vary dramatically by neighborhood.
Online valuation tools or national firms miss these nuances.
As a local certified appraiser, Jacob Geringer brings: -Deep knowledge of local market trends -Experience with Missouri probate requirements -Accurate comparable sales analysis -Insights into property features that matter here
When you work with 24 Hour Appraisal Group, you get a defensible value that holds up in court—and peace of mind for your family.
Our appraisal reports are designed to meet strict legal and professional standards, including: - Fair market value as of the date of death - Detailed comparable sales analysis - Clear, supported adjustments - Photos and property description - Signed, certified report suitable for court submission
We also handle retrospective appraisals, when the date of death is months or even years in the past.
- Executors managing estates through probate - Attorneys specializing in estate and trust law - Heirs preparing to sell inherited property - Financial advisors supporting estate planning
We understand this isn’t just a house—it’s a legacy.
Certified and Local: Missouri-certified with 20+ years in St. Charles County real estate. Fast Turnaround: We know probate timelines can be tight. Court-Ready Reports: Designed to meet Missouri probate requirements. Compassionate Service: We treat every family with respect and understanding.
Our mission is to make a stressful process as smooth and professional as possible, while giving you the confidence that everything is done right.
If you're handling a probate case in St. Charles County or nearby Missouri communities, don’t leave your valuation to chance.
Call Jacob directly at (314) 570-6794 Or Request an Appraisal Online
At 24 Hour Appraisal Group, we’re here to help you move forward with clarity and confidence.