Carter Appraisal Services, Inc.

500 West Lake Drive
Athens, GA 30606
Phone - 706.353.0090
Fax - 706.353.0603 

Real Estate Appraisers and Consultants

About Us

For over twenty-eight years we have served the Athens and Northeast Georgia area, performing real estate appraisals on virtually all types of properties, including residential, office, retail, land, farms, industrial uses, subdivisions, apartments, and mixed use.

We strive to provide the best customer service in the business. This means providing QUALITY appraisal services and consulting assignment results in a timely manner. You have our commitment to continuing education, awareness of regulations and guidelines, and in-depth analysis of any property we appraise.

Allow us the opportunity to prove our expertise. We guarantee the quality of our work and your satisfaction, and we’d appreciate the opportunity to serve you!

THERE IS NO SUBSTITUTE FOR EXPERIENCE - Since 1986, we have appraised over 28,000 properties throughout Georgia, from Dillard to Dalton to Augusta to Columbus to Tifton. The vast majority of these have been in the Northeast Georgia region, with a primary base in Clarke, Oconee, Oglethorpe, Morgan, Madison, Walton, and Greene Counties. Other appraisers in the area often refer clients to us for unusual or complex properties.

Click to read a personal message from Curtis Carter

THERE IS NO SUBSTITUTE FOR QUALITY TRAINING - We are the premier appraisal service company in our market area based on many years of experience, training and certifications, technological proficiency, knowledge of our market area, and extensive databases. Our founder, Curtis Carter, worked hard to obtain the prestigious SRA (Senior Residential Appraiser) Designation through the Appraisal Institute, the leading appraiser membership and training organization in the world. I also hold the CRA (Certified Review Appraiser) designation from the National Association of Review Appraisers and Mortgage Underwriters.

Our Staff

E. Curtis Carter - Click for resume
SRA, CRA, Owner, Chief Appraiser
BBA, Real Estate and Urban Development,
University of Georgia 1976

Randall E. Vick
Appraisal Analyst/Consultant, Technician
BBA, Finance, University of Georgia 1980


  Lisa Carter
Appraisal Management, IT, Bookkeeper 
BS, Chemistry, University of South Carolina 1999

What is an appraisal?

An appraisal is a process which leads to an estimate of Market Value for a specific property. This includes an analysis of the property, defining all its physical characteristics, analyzing the market area and the economics of said market area. These, in concert, allow the appraiser to then search out sales of properties which are most similar to the subject, and estimating value from these sales. Commercial properties are also generally analyzed in terms of rental income they can obtain. This income stream is refined to a value estimate. We then reconcile a final estimate of “Market Value.”

Market Value is defined as: “The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale; the buyer and seller, each acting prudently, knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions where:

Buyer and seller are typically motivated.

Both parties are well informed or well-advised and each is acting in what he considers his own best interest.

A reasonable time is allowed for exposure in the open market.

Payment is made in terms of cash in U. S. dollars or in terms of financial arrangements comparable thereto.

The price represents a normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.”

Note that in the process of performing an appraisal, whether it be for a purchase or refinance transaction, we assume that the property is being sold, and that we, as appraisers, are attempting to replicate the actions of typical buyers and sellers. In essence, what would one pay for this property? In that regard, we perform investigations for due diligence, as would a purchaser, to determine what we would pay, assuming we were buyers seeking such a property. 

These investigations include obtaining data regarding property size, quality and condition of improvements, location, zoning, lot size and shape, neighborhood, topography, available utilities, and potential detriments such as flood plains, wetlands, and any adverse encroachments or easements. 

The basis of all appraisal value is “Highest and Best Use.” This is the premise upon which all value is based. For a typical residential property in a development, this is generally always as a residence. For commercial properties, zoning is relative, but a property might be under- or over-improved for the site or zoning. In these cases, highest and best use might be a different use than that which the property is currently used. This analysis can be very lengthy, but is necessary for accurate value determination.

 Residential Appraisal

Over the past twenty-eight years we have appraised over 28,000 properties in Georgia. Most of these have been residential properties, ranging from small manufactured homes to 10,000+ square feet estate homes. As well, such properties include attached condominium units, lake-front properties, and duplexes. More complex residential properties such as operating farms (bovine, porcine, poultry), equestrian centers, entire subdivisions, and unique properties such as earth-berm homes, historic homes, residences on large acreage, and apartment buildings are our specialty. Many of these take great care, as they often require additional approaches to value. Operating farms and equestrian centers generally require extensive cost approach analyses, particularly to determine value of additional improvements such as barns, fencing, corrals, arenas, riding rings, poultry houses. Subdivisions, while residential in character, require an income approach to determine value of the potential income stream from the sale of lots over time. Apartments and other multi-unit residential properties also require complex income analysis.

Commercial Appraisal

Commercial real estate appraisal is more subjective in nature than residential real estate, and truly requires a professional who has experience in the market area and the knowledge to look at each unique commercial property and derive a proper value for it.  Additionally, we are required to follow the Uniform Standards of Professional Appraisal Practice code, which requires us to give an unbiased opinion on the properties we review.  When you choose Carter Appraisal for your commercial appraisal needs, you are choosing the team with the necessary knowledge and experience to give you an appraisal you can trust.