Professional Property Valuation
Broker Price Opinion for Central Texas
A written, signed opinion of value on your property, backed by 19 years of Central Texas market experience. Ed visits the property, pulls the comparable sales, and delivers a professional BPO report in three business days. Flat $100 fee. Travis, Williamson, and Hays counties.
Order Your BPO — $100What a BPO Is, and Why You Might Need One
A Broker Price Opinion is a professional, written estimate of value prepared by a licensed real estate broker. Unlike a casual CMA that a listing agent hands a homeowner for free, a BPO is a formal document with a signed opinion of value, comparable sales analysis, and adjustments. It carries weight.
Lenders, attorneys, CPAs, tax protest consultants, estate administrators, and divorce courts all accept BPOs when they need an independent, professional valuation but do not want to pay $600 to $900 for a full appraisal. A BPO is faster, cheaper, and in most non-lending situations, perfectly adequate.
Ed Neuhaus is a licensed Texas broker with 19 years of Central Texas experience, over 2,000 properties sold, and $250 million in production. Every BPO includes a physical visit to the property so the opinion of value reflects the actual condition, not just the tax records.
BPO vs CMA vs Appraisal
People use these three terms interchangeably. They are not the same thing. Here is how they differ and when each one is appropriate.
| Document | Who Prepares It | Cost | Best For |
|---|---|---|---|
| CMA (Comparative Market Analysis) | Any real estate agent | Free | Homeowners exploring a sale. Not a signed document and carries no legal weight. |
| BPO (Broker Price Opinion) | Licensed real estate broker | $100 with Neuhaus Realty Group | Divorce, estate, tax protest, pre-listing, refinance dispute. Signed, written, professional. |
| Appraisal | State-licensed appraiser | $500 to $900 | Mortgage lending. Required by federal law for most loan originations. |
A CMA is a conversation starter. A BPO is a professional opinion. An appraisal is a federally regulated valuation required for lending. Pick the tool that matches the job. For most non-lending situations, a BPO is the right call.
Related reading: the Complete Guide to Home Appraisals in Texas, the pricing strategy article that explains why basic CMAs fall short, and if you are a homeowner exploring a sale, the free Austin home value tool.
Order Your BPO
$100 flat fee. Three business days. Travis, Williamson, or Hays County.
Prefer to call? (512) 366-3270
When a BPO Is the Right Tool
Nine common situations where a written, signed opinion of value gets the job done without the cost or delay of a full appraisal.
Divorce Proceedings
A court-admissible opinion of value when dividing marital property. Judges and mediators accept BPOs as credible evidence of fair market value.
Estate and Probate
Executors need a documented date-of-death value for the IRS, beneficiaries, and probate court. A BPO provides that record.
Pre-Listing Strategy
Serious sellers who want a second opinion before choosing a list price. Especially useful on unique properties where a free CMA gets hand-waved.
Property Tax Protest
Supporting documentation for TCAD, WCAD, or Hays CAD protests. A written BPO is stronger than screenshots from Zillow.
Refinance Disputes
Homeowners who disagree with a lender's appraisal and need an independent second opinion before requesting a reconsideration of value.
Relocation and Employer Buyouts
Corporate relocation programs and employer-assisted home sales often require a BPO from a local broker.
Bankruptcy Proceedings
Trustees and debtors need documented real property values for bankruptcy schedules and the means test.
Partnership Buyouts
Business partners, LLC members, and tenants in common dissolving a co-ownership need a neutral third-party valuation.
Attorneys and CPAs
Legal and tax professionals ordering BPOs on behalf of their clients for litigation, settlements, or tax planning.
How It Works
Simple, fast, no surprises.
Submit Your Order
Use the form above. Include the property address, county, and the reason you need the BPO. Ed confirms within 24 hours and schedules the property visit.
Property Visit
Ed walks the exterior of the property and, when access allows, the interior. This is what separates a BPO from a desktop valuation and what gives the report its credibility.
Report Delivery in 3 Business Days
You receive a signed PDF with the subject property analysis, three comparable sales, adjustments, and a written opinion of value. Invoice follows by email. $100 flat, payable on delivery.
What Is in Your BPO Report
Every BPO includes all of the following, signed by Ed Neuhaus, Texas licensed broker.
Subject property details: beds, baths, square footage, lot size, year built, condition
Exterior condition notes from the physical site visit
Three closed comparable sales from the past 90 to 180 days
Full adjustment grid showing how each comp was reconciled to the subject
Current market conditions summary for the subject submarket
Signed, written opinion of value with a reasonable value range
PDF delivery by email, usable for court, lender, tax protest, or estate purposes
Broker license number, signature, and date
How Ed Builds Every Broker Price Opinion
A credible BPO is not a number pulled from a database. It is a defensible opinion of value backed by market evidence, professional judgment, and a physical look at the property. Here is the process Ed uses on every assignment, refined over 19 years and 2,000-plus Central Texas transactions.
Step one: Subject property research before the visit
Before driving out, Ed pulls the full tax record from the appropriate appraisal district (TCAD for Travis County, WCAD for Williamson County, Hays CAD for Hays County), reviews deed history, permit records, and any prior MLS listings. This establishes a baseline: recorded square footage, lot dimensions, year built, any additions, and prior sale prices. Discrepancies between public records and reality are noted for the report.
Step two: The property visit
Ed drives to the property and walks the exterior. When interior access is granted, he walks the inside as well. He photographs condition issues, notes deferred maintenance, checks for recent renovations, and verifies the actual layout against public records. This step is the single biggest differentiator between a professional BPO and an online estimate. Zillow has never seen the foundation crack, the 2019 kitchen remodel, or the fact that the pool equipment was replaced last year. Ed sees it all.
Step three: Comparable sales selection
Using direct MLS access, Ed pulls every closed sale within a defensible radius and time window (typically six months, tightened or widened based on submarket activity). He then filters down to the three strongest comparables based on proximity, size, age, condition, and style. Weak comps are excluded and documented in the report so the reader can see the reasoning. This is the same methodology licensed appraisers use, just without the Uniform Residential Appraisal Report form.
Step four: Adjustment grid
Each comparable is reconciled to the subject with line-item adjustments for differences in square footage, bedrooms, baths, garage, lot size, pool, condition, and any other material feature. Adjustments use market-derived rates, not rules of thumb. The grid is shown on the report so anyone reviewing the BPO, including a judge, trustee, or CPA, can follow the logic.
Step five: Opinion of value and market commentary
The three adjusted comps produce a narrow value range. Ed reconciles to a final opinion of value based on which comparable is the strongest indicator for this specific subject. The report includes a brief market conditions summary explaining current inventory, days on market, and price trends in the subject's submarket. This context matters because a value in a rising market means something different than a value in a declining one.
Step six: Signed report delivery
The final BPO is delivered as a signed PDF with Ed's Texas broker license number (#593057), the firm's TREC number (#9000437), and the date of opinion. It is usable for court, estate, tax protest, lender negotiation, partnership settlement, and insurance purposes.
Frequently Asked Questions
How is a Broker Price Opinion different from a Zillow Zestimate or a Redfin Estimate?
Automated valuation models like Zestimate and Redfin Estimate are algorithmic estimates built from public records and broad comparable sales data. They do not see the property. They do not account for condition, recent renovations, view, noise, or layout quirks. A BPO includes a physical property visit, manually selected comparable sales, and a signed opinion of value from a licensed broker. In most legal, tax, and estate contexts, an AVM is not accepted as evidence of value. A BPO is.
Will my lender accept a BPO instead of an appraisal?
For most mortgage origination, no. Federal lending rules require a state-licensed appraiser's report for conventional, FHA, VA, and most portfolio loans. However, many lenders do accept BPOs for loss mitigation, short sale negotiations, HELOC modifications, and PMI removal requests. If you are disputing a lender appraisal, a BPO can support a reconsideration of value request. Always confirm with your lender which document they will accept before you order.
Can I use a BPO to protest my property taxes?
Yes, and a written BPO is significantly stronger evidence at TCAD, WCAD, or Hays CAD hearings than screenshots from Zillow or a hand-written estimate. The appraisal district appraisers are trained to assess comparable sales analysis. A professional BPO with a signed opinion of value and a comp grid gives the appraisal review board something concrete to evaluate. Most Central Texas homeowners recover the $100 cost many times over in tax savings when the BPO supports a meaningful reduction.
How fast can I get a BPO?
Three business days from the property visit. Ed schedules the visit within 24 to 48 hours of order confirmation, so most BPOs are in your inbox within a week of ordering. If you have a court date, mediation, or tax protest deadline, mention it on the order form and Ed will do everything reasonable to accommodate the timeline.
Do you do BPOs on rural or unusual properties?
Yes, within the three-county service area. Acreage properties, barndominiums, log cabins, waterfront homes on Lake Travis and Lake Austin, Hill Country ranches, and airpark homes are all within Ed's experience. Unusual properties are often where a thoughtful human BPO most clearly beats an algorithm. For properties outside Travis, Williamson, and Hays counties, Ed will refer you to a trusted broker in that market.
Do you do BPOs on commercial properties?
No. This service is residential only: single-family homes, condominiums, townhomes, duplexes, and small multifamily up to four units. Commercial and investment-grade multifamily valuations require a different skill set and are best handled by a commercial appraiser.
What happens after I submit the order form?
Ed reviews the order, confirms the address is in-service-area, and emails you within 24 hours to schedule the property visit. He will ask two or three quick questions to understand the intended use of the report (divorce, tax protest, estate, etc.) so he can tailor the writeup. After the visit, you will have the signed PDF in three business days, followed by an invoice.
Is $100 the total cost, or are there add-ons?
$100 is the total cost for a standard residential BPO on a property in Travis, Williamson, or Hays County. There are no rush fees, no mileage charges, and no add-ons for estate, divorce, or tax protest purposes. The fee is the fee.
How long is the BPO valid?
A BPO is a snapshot of value as of the date of opinion. In a stable market, the opinion is reasonably current for 60 to 90 days. In a fast-moving market, it may be less. If the property is sold, significantly improved, or damaged after the BPO date, the opinion is no longer valid. For estate and tax protest purposes, the BPO date should be close to the relevant statutory date (date of death for estate, January 1 for Texas property tax).
Can I order a BPO for a property I do not own?
Yes, and this is common. Attorneys, CPAs, estate administrators, and corporate relocation managers routinely order BPOs on behalf of clients. You do not need to own the property to order the BPO, but Ed will need the owner's cooperation for interior access. If interior access is not available, Ed will complete an exterior-only BPO and note the limitation in the report.
What makes Ed qualified to prepare a BPO?
Ed Neuhaus has been a licensed Texas real estate broker since 2009 (sales agent since 2007). He has closed over 2,000 transactions and $250 million in production across Central Texas. He is the broker and owner of Neuhaus Realty Group and holds Texas broker license #593057 and firm license #9000437. Every BPO is prepared personally by Ed, not delegated to a junior agent or outsourced to an overseas desk.
