What the numbers cover
The figures here come from the BLS series called Property Appraisers and Assessors. That series is broader than fee appraisal. It counts the people who appraise homes and commercial buildings for lenders, the county assessors who value property for tax rolls, and appraisers of personal and business property. Local government is the largest employer in the group, at 41% of jobs. So the median reflects a lot of assessor's office salaries along with private appraisal work.
BLS surveys employers only. Self-employed appraisers hold about 15% of the jobs in this group, and their income is not in these pay figures. If you plan to work as an independent fee appraiser, treat the table as a guide to staff pay. It will not predict what you take home.
Staff salary versus fee income
A staff appraiser gets a salary from a county assessor, a bank, a lender or an appraisal firm. BLS reported May 2025 medians of $83,630 in finance and insurance, $64,370 in local government and $62,420 in real estate. Banks tend to pay the most. Government jobs pay a little less but are steadier.
An independent appraiser is paid a set fee for each report. Income depends on how many assignments you finish, what each one pays, and the costs you carry yourself: insurance, software, data, vehicle and continuing education. BLS says fee appraiser earnings vary widely and that independent appraisers may work more than 40 hours a week. When mortgage volume drops, fee income usually drops with it.
What moves appraiser pay
Your credential matters most, because it sets which properties you can sign for. In Texas, a Certified Residential Appraiser can appraise 1-4 unit homes of any value or complexity. Only a Certified General Appraiser can appraise all types of real property, including commercial work. A trainee works under a supervisor, so trainee pay starts at the low end.
Location matters next. Staff medians range from $46,400 in West Virginia to $111,400 in the District of Columbia. Property type, the employer's sector and loan volume also count. Commercial valuation, litigation and review work generally sit above routine residential reports.
Pay
USD a year, before tax. Ranges run from the 25th to the 75th percentile. They come from BLS OEWS May 2025 for the Property Appraisers and Assessors series, moved to 2026 with the Employment Cost Index. State figures are BLS published estimates. They include assessors and staff employees only, so self-employed fee appraisers are not counted. Credential level, sector and location move pay the most. Refer to the Appraisal & Valuation salary guide for figures from live adverts.
What you need
- State credentialFederal law requires a state license or certification for appraisals on federally related transactions, such as loans from federally insured banks. Assessors face no such federal rule, though some states certify them.
- Four classificationsThe Appraisal Foundation's criteria set four levels: Trainee, Licensed Residential, Certified Residential and Certified General. Every state offers the two certified levels. Not every state offers trainee or licensed residential.
- Certified Residential (Texas)TALCB requires 200 hours of qualifying education and a college requirement. You also need 1,500 hours of experience over at least 12 months, or an approved PAREA route, and you must pass the national exam.
- Certified General (Texas)TALCB requires 300 hours of qualifying education and a bachelor's degree. You also need 3,000 hours of experience over at least 18 months, with at least 1,500 of those hours non-residential.
- Background checkIn Texas, applicants submit fingerprints and must satisfy TALCB on honesty, trustworthiness and integrity.
How to get there
- Before you startConfirm your state's levelsAsk your state board which classifications it offers and whether you must register as a trainee before your experience hours count.
- Year 1Trainee under a supervisorFinish your qualifying education and log supervised experience. Pay sits near the bottom of the range.
- Year 1-2Certified ResidentialIn Texas this takes 1,500 hours of experience over at least 12 months, then the national exam. You can then sign 1-4 unit residential reports.
- Year 2-4Certified GeneralIn Texas this takes 3,000 hours over at least 18 months, half of them non-residential. It opens commercial work, which generally pays more.
- Year 3 onwardChoose staff or feeStay on salary with a lender, firm or assessor's office, or go independent and take on fee risk and business costs.
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Questions people ask
What is the median salary for a real estate appraiser?
About $70,100 a year in 2026, based on BLS OEWS May 2025 data adjusted with the Employment Cost Index. BLS reported an unadjusted May 2025 median of $67,960. Both figures include assessors and exclude self-employed appraisers.
Do independent fee appraisers earn more than staff appraisers?
They can, but it is less predictable. Fee appraisers are paid per report, so income follows assignment volume and fee levels, and they pay their own business costs. BLS does not survey self-employed workers, so it publishes no pay figure for them.
Which states pay appraisers the most?
Among the anchors here, the District of Columbia has the highest median at $111,400. New Jersey ($95,300), Massachusetts ($94,600) and California ($91,700) follow. West Virginia is lowest at $46,400.
Why does BLS group appraisers with assessors?
BLS reports pay under one series, Property Appraisers and Assessors. It combines real estate appraisers and assessors with appraisers of personal and business property. Local government assessor jobs make up 41% of the group, which pulls the figures toward public-sector pay.
Does a Certified General credential raise pay?
It widens what you can appraise. A Certified General Appraiser can value any type of real property, while a Certified Residential Appraiser is limited to 1-4 unit homes and related land. Commercial assignments generally pay more than routine residential reports.
Sources
- U.S. Bureau of Labor Statistics: Property Appraisers and Assessors, Occupational Outlook Handbook
- U.S. Bureau of Labor Statistics: OEWS 13-2020 Property Appraisers and Assessors
- The Appraisal Foundation: Real Property Appraisal
- Texas Appraiser Licensing and Certification Board: Certified Residential Appraiser
- Texas Appraiser Licensing and Certification Board: Certified General Appraiser
