Some of the calls I take are not about buying or selling at all. They come from someone in the middle of a divorce, or from a family who has just lost a parent and needs to settle the estate. The question underneath is almost always the same: what is the house actually worth? And they need that answer in writing, from someone credible. That document is called a letter of opinion, and lately I have been preparing a lot of them.
So what is a letter of opinion?
A letter of opinion (also called an opinion of value or a comparative market analysis letter) is a written, professional assessment of what a property would likely sell for in today’s market. It is built on real, recent comparable sales and a working knowledge of the local area, and it puts a credible number on paper that you can hand to a lawyer, an estate, or the other party in a negotiation. Think of it as the difference between “I think it’s worth around X” and a documented, defensible figure with your name behind it.
When do people actually need one?
Divorce and separation. When a couple is dividing assets, the family home is usually the biggest one. Both sides need a fair, neutral sense of its value so the conversation can move forward instead of stalling over a number nobody trusts.
Estates and probate. After someone passes, the executor often needs a documented property value for the estate, the will, or simply to decide whether the family should keep or sell the home. These are tender moments, and they deserve to be handled quietly and with care.
Planning and peace of mind. Sometimes there is no legal trigger at all; you are thinking about refinancing, doing some financial planning, or you just want to know where you stand. A written opinion gives you solid ground.
Is a letter of opinion the same as an appraisal?
This is the part I always want people to understand, because being straight with you matters more than winning the work. A REALTOR’s opinion of value is not the same as a formal appraisal completed by a designated appraiser. For many divorce and estate situations, an opinion of value is exactly what is needed and what the lawyers expect. But if your specific matter requires a certified appraisal (some courts and lenders do), you should know that up front. If that is your situation, tell me and I will happily point you toward a qualified appraiser. No games.
What goes into the one I write
Every letter I prepare is grounded in recent, genuinely comparable local sales, current market conditions, and the specific features and condition of the property, using the same rigour I bring to pricing a home for sale. It arrives as a clear, professional document, prepared and signed by me, and turned around quickly because these situations usually come with a timeline. You can read the full details, including pricing, on my letter of opinion page.
One more thing worth saying: if you are already working with me on a purchase or sale, a letter of opinion is simply part of looking after you. No separate charge. It is the kind of thing I think a good agent should just do.
Need a property value in writing for a divorce, an estate, or your own peace of mind? Reach out and tell me a little about your situation and I will take it from there, with care and discretion.