When the value of a home matters — for an estate, a divorce, a dispute, or any situation that needs a credible answer — I prepare appraisals that hold up to scrutiny. Whether you're handling things yourself or working through an attorney, I make the process simple.
10+
Years of Experience
GA
Certified Residential
Metro ATL
Coverage Area
Same Day
Report Delivered
You call
1–3 Days
Inspection scheduled
Inspection day
Same Day
Report in your inbox
Start to finish
Days — not weeks
From first call to certified report
Credentials
GA Certified Residential Appraiser #441846
Expert Witness Qualified
USPAP Compliant
E&O Insured
Appraisal Institute Member
What I Do
Specialized Appraisals When the Answer Needs To Hold Up
Some appraisals need to do more than estimate a value — they need to be defensible, well-documented, and clear enough that everyone involved understands the conclusion. I specialize in those situations.
⚖️
Divorce & Marital Property
Neutral, defensible value opinions for dividing a marital home — whether you're working it out between spouses, in mediation, or through attorneys.
📋
Estate, Probate & Date-of-Death
Valuations of inherited homes as of the date of death — used by executors, family members, CPAs, and attorneys for probate, tax filings, and estate settlement.
🏛️
Property Disputes & Litigation
Independent appraisals and rebuttal reports when a home's value is being contested. Clear written opinions, with expert testimony available when needed.
Why Matthew's Appraisal
What Sets My Appraisals Apart
01
Methodology That Holds Up
Every adjustment is supported by market data, not convention. My reports are built to withstand scrutiny — from the IRS, from an opposing party, or from anyone else who reviews them.
02
Clear, Jargon-Free Reports
I explain how I reached every number in plain English. Whether you read it yourself or hand it to your attorney, accountant, or the court, it'll be easy to follow.
03
Inspected and delivered — same day
I schedule inspections within 1–3 days of your call, and deliver the completed report the same day I inspect. No waiting a week to find out where things stand.
04
Certified and credentialed
As a Georgia Certified Residential Appraiser and Appraisal Institute member, I'm held to the highest professional and ethical standards in the field.
Matthew Cibene
Georgia Certified Residential Appraiser
GA Certified Residential Appraiser #441846
With over a decade of residential appraisal experience, I bring rigorous analysis and the kind of clear, well-documented work that holds up wherever it goes — whether to the IRS, an opposing party, a mediator, or a courtroom.
Appraisal Institute MemberGA #441846Expert WitnessSame-Day Reports
How It Works
From referral to report
1
Initial Consultation
We discuss the assignment, relevant dates, access logistics, and case-specific considerations.
2
Inspection Scheduled
Most inspections are scheduled within 1–3 days of your first call.
3
Property Inspected
A thorough on-site inspection with complete documentation of condition and characteristics.
4
Report — Same Day
Your certified, USPAP-compliant report is delivered the same day as the inspection.
Need an Appraisal You Can Stand Behind?
Whether you're settling an estate, going through a divorce, or working through a property dispute — get in touch and I'll walk you through what's needed.
Services
Appraisal Services for High-Stakes Situations
Every engagement is handled personally by Matthew Cibene — no handoffs, no junior appraisers. Inspection scheduled within days. Report in your hands the same day I inspect.
Divorce & Marital Property Appraisals
Dividing a home in a divorce — whether between spouses directly, in mediation, or through attorneys — requires a value opinion both sides can rely on. I prepare neutral, independent appraisals as of whatever date matters: date of separation, date of filing, or any other specified date.
My reports use clear methodology and plain language so anyone involved — spouses, mediators, attorneys, or a judge — can follow exactly how I reached the value.
Fair market value as of any specified effective date
Neutral, independently prepared opinion — not advocacy
Suitable for mediation, negotiated settlement, or trial
Available for deposition and courtroom testimony
Coordination with both parties' counsel when appropriate
Estate, Probate & Date-of-Death Appraisals
When you're settling a loved one's estate, you often need to know what their home was worth on a specific past date — usually the date of death. I document market conditions as they existed on that date, using sales from that same time period. The reports are accepted by the IRS, probate courts, and accountants.
Retrospective valuations as of any historical effective date
Estate tax and IRS Form 706 support
Probate and trust administration
Step-up basis documentation for inherited property
Dispute resolution between heirs or beneficiaries
Property Disputes & Litigation Support
When a home's value is being contested in a legal proceeding, you need an appraiser whose work and testimony will stand up to questioning. I provide independent appraisals, rebuttal reviews of opposing reports, consultation on weak points in the other side's analysis, and in-court expert testimony when needed.
Expert witness testimony — deposition and trial
Review and rebuttal of opposing appraisals
Consultation on valuation methodology and defensibility
Assistance preparing cross-examination questions
Clear, plain-language explanation of appraisal standards (USPAP)
Need a Specialized Appraisal?
Inspection scheduled within days of your call. Report delivered the same day I inspect.
About
An Appraiser Whose Work Travels Anywhere It Needs To Go
Rigorous methodology, clear communication, and the credentials to make sure my opinions hold up everywhere they go.
Matthew Cibene
GA Certified Residential Appraiser
GA Certified Residential Appraiser #441846
Georgia Certified Residential Appraiser
Appraisal Institute Member
USPAP Certified
E&O Insured
Expert Witness Qualified
Based in Decatur, GA
Serving Metro Atlanta
Counties Served
Cobb
Clayton
DeKalb
Douglas
Fayette
Fulton
Gwinnett
Henry
Newton
Rockdale
The professional behind the report
I'm Matthew Cibene, a Georgia Certified Residential Appraiser based in Decatur, GA, and a member of the Appraisal Institute — the nation's largest professional association of real estate appraisers. Over more than a decade in the field, I've built a practice grounded in data-driven analysis and the kind of clear, well-documented work that holds up wherever it ends up — whether reviewed by another appraiser, the IRS, or an opposing party in court.
My work spans the greater Atlanta metro market. I know this market deeply — its neighborhoods, its submarkets, and the factors that drive meaningful value differences from one street to the next.
"I don't just give you a number. I document the reasoning behind it in a way that holds up when someone pushes back on it."
Why High-Stakes Situations Need a Different Kind of Appraiser
A mortgage appraisal just needs to support a loan. A divorce appraisal, an estate valuation, or a litigation appraisal needs to hold up to questions — from a spouse, an heir, the IRS, an attorney, or a judge.
That means well-supported methodology, data-driven adjustments, and a report that explains its conclusions rather than just stating them. It also means an appraiser who picks up the phone, meets deadlines, and can defend the work if questions come up later.
Georgia Certified Residential Appraiser
Georgia's Certified Residential credential is the state's highest license classification for residential appraisers. It authorizes appraisal of all residential properties regardless of complexity or value — and carries the professional and ethical requirements that courts, attorneys, and the IRS recognize as the standard of care.
I also schedule inspections within 1–3 days of a first call, and deliver the completed report the same day I inspect. When your case has a deadline, that matters.
Let's Talk About What You Need.
Initial consultations are free. I'll tell you honestly whether I'm the right fit — and if I'm not, I'll point you toward someone who is.
Contact
Let's Talk About What You Need
Free initial consultations. Tell me a bit about the property and the situation, and I'll respond within one business day.
Matthew Cibene
No intake staff, no project managers, no handoffs. When you contact me, you're reaching the person who will inspect your home and sign the report.