Expert Valuation for Legal Disputes and Complex Matters

Litigation Based Appraisals

Sierra Nevada Appraisal Group provides objective, defensible real estate valuation for litigation and attorney led matters throughout Northern California. Led by Brian Melsheimer, SRA, the firm brings more than twenty years of complex valuation experience to cases involving disputes, retrospective analysis, and situations requiring expert testimony.

The SRA designation, awarded by the Appraisal Institute, represents one of the highest credentials in residential valuation. Fewer than five percent of residential appraisers nationwide hold this designation. It requires advanced education, rigorous examination, peer review, and a demonstrated commitment to ethical, unbiased practice. This distinction signals to courts, attorneys, and adjudicators that your valuation work is supported, credible, and developed under the highest professional standards.

Types of Litigation and Dispute Related Appraisals

We provide appraisal services for a wide range of legal matters, including:

  • General Litigation and Expert Witness

    These assignments require clear reasoning, sound methodology, and the ability to explain valuation concepts in a straightforward way. Brian provides objective analysis for mediation, arbitration, and trial. He prepares reports that hold up under cross examination and offers testimony when needed. Attorneys rely on his independence and his SRA level training to support cases involving disputed value, defects, or competing claims.

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  • Wildfire Damage Appraisals

    Wildfire cases call for specialized experience with retrospective valuation, partial loss, site impacts, and market resistance after a catastrophic event. Brian evaluates contributory value of damaged improvements, analyzes market reactions, and measures diminution supported by appraisal damage methodology and case specific evidence. His work has been used in both individual claims and large scale litigation. Reports focus on measurable effects and credible cost to cure analysis.

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  • Divorce Appraisals

    Family law cases often involve contested valuations and multiple valuation dates. Brian develops opinions that are neutral, fully explained, and easy for attorneys to present in settlement conferences or at trial. He provides clear adjustments, retrospective analyses when required, and expert witness support. The goal is to give the court a reliable market value conclusion that stands apart from advocacy by either party.

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  • Diminution in Value (DIV)

    DIV assignments examine how a specific condition affects market value. Examples include external nuisances, environmental stigma, topographic issues, encroachments, or access problems. Brian analyzes paired sales, market surveys, contributory value patterns, and measurable buyer behavior to determine if the property suffers a loss and how large that loss is. This type of work is often used in civil litigation and settlement negotiations.

  • Partition and Access Disputes

    Legal disputes involving shared ownership or restricted access can have significant valuation impacts. Partition cases often require allocation of interests and valuation of individual portions of a larger holding. Access disputes require analysis of diminished utility, legal access vs practical access, and market reaction to impaired ingress. Brian develops clear, fact based conclusions that help courts and attorneys understand the financial implications of each scenario.

  • Retrospective Valuations for Case Work

    Many litigation matters require value opinions for dates in the past. Brian reconstructs historical market conditions using archived MLS data, period specific trends, and comparable sales that reflect the conditions that existed on the effective date. Reports explain the market environment, the reasoning for comparable selection, and any limitations in historical data. These assignments are common in tax cases, divorce matters, probate, and damage claims.

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Our Approach

Legal disputes require more than a standard appraisal. Our work emphasizes:

Objective, well supported analysis
Every conclusion is grounded in market evidence, clear logic, and transparent methodology.

Retrospective and multi-date valuation expertise
Many cases require valuation as of prior dates, event dates, or multiple points in time.

Clear, defensible reporting
Narrative appraisal reports are designed for attorneys, mediators, judges, and juries, not just appraisal reviewers.

Consistent communication
Counsel is kept informed of progress, scope, and any data limitations as they arise.

Expert witness readiness
Brian provides deposition and trial testimony when needed, presenting conclusions clearly and professionally.

Why Choose an SRA Designated Appraiser for Litigation

  • Advanced training in complex valuation methods

  • Enhanced credibility in court and mediation settings

  • Demonstrated commitment to USPAP and ethical practice

  • Deep experience with retrospective, rural, and atypical property types

  • Professional communication suited to legal proceedings

Attorneys and judges recognize the SRA designation as a marker of competence and professionalism in high stakes valuation.

When to Engage a Litigation Appraiser

Attorneys often contact us when:

  • A valuation must survive cross examination

  • A retrospective date is required

  • Opposing appraisals differ significantly

  • Expert testimony may be necessary

  • Market reaction to a damaging event needs analysis

  • Community property interests need allocation

  • An estate, trust, or business dispute hinges on credible valuation

Early involvement often leads to a cleaner case strategy, better identification of relevant valuation issues, and fewer surprises as the matter progresses.