Jan22026
Real Estate Q&A Series

If there are multiple properties involved, do I need separate appraisals for each one? – North Carolina

Short Answer

Usually, yes—each separate parcel (each tax “PIN”/parcel ID or legal description) should have its own value support under North Carolina practice, even if one appraiser prepares the work. A single appraisal report can sometimes cover multiple parcels, but it still needs a clear, defensible value conclusion for each property interest being evaluated. Tax assessments can help as a starting point, but they often do not substitute for an independent appraisal when a legal process requires current market value.

Understanding the Problem

In North Carolina real estate matters, the key decision is whether the “multiple properties” are separate parcels or one property made up of multiple lots that function as a single unit. The question usually comes up when a party needs reliable values before taking a step in a legal process, such as negotiating a settlement, planning a sale, or preparing for a court-supervised sale. The practical issue is whether one valuation can fairly cover everything involved, or whether each parcel needs its own value conclusion because it could be treated separately in the process.

Apply the Law

North Carolina law and procedure often treat separate tracts as separate items for sale and bidding purposes, especially when property is sold in parts or when tracts sit in different counties. That “separate tract” concept matters because an appraisal is most useful when it matches how the property could be handled in the legal process (one unit versus multiple units). Also, when an appraisal is required for a government acquisition, North Carolina requires the appraisal to be performed by a North Carolina licensed or certified real estate appraiser.

Key Requirements

  • Identify what is being valued: Each separate parcel/tract (by legal description and parcel ID) and the specific interest (full ownership, partial interest, easement, etc.) should be clearly identified.
  • Match the valuation to how the property may be handled: If the process can treat parcels separately (separate sale, separate bidding, separate county procedure), the valuation should support separate value conclusions.
  • Use the right appraiser when the law requires it: When a statute requires an appraisal for a particular transaction (for example, certain State acquisitions), the appraisal must be completed by an appraiser licensed or certified in North Carolina.

What the Statutes Say

Analysis

Apply the Rule to the Facts: The facts describe a home plus additional lots/parcels and show only tax assessments so far. Because the properties appear to be separate parcels, the safer approach is to obtain value support for each parcel rather than relying on one blended number. If the legal process could treat the parcels separately (for example, selling or bidding on them separately), separate value conclusions help avoid disputes about whether one parcel is subsidizing or dragging down another.

Process & Timing

  1. Who files: No filing is required just to obtain an appraisal. Where: The appraisal is ordered from a North Carolina licensed or certified real estate appraiser; if the matter is in court, any later filing typically goes through the Clerk of Superior Court in the county where the property sits. What: An appraisal engagement that lists each parcel (by parcel ID and legal description) and requests either separate reports or one report with separate value conclusions. When: Before signing a settlement, listing property for sale, or asking the Clerk of Superior Court to approve or confirm a sale where value may be disputed.
  2. Appraiser’s scope decision: The appraiser will usually decide whether the parcels can be valued as one “economic unit” or must be valued separately, based on how they are used, whether they can be sold separately, zoning/lot status, access, and whether they share improvements or utilities.
  3. Deliverable: Either (a) separate appraisal reports for each parcel, or (b) one appraisal report that clearly identifies each parcel and provides a distinct value conclusion for each (and, if needed, a combined value).

Exceptions & Pitfalls

  • One report can still be “separate”: Sometimes one appraisal report is fine, but only if it provides a clear value conclusion for each parcel and explains the relationship between them (for example, a home parcel plus a buildable lot next door).
  • Tax value is not market value: County tax assessments can lag the market and may use mass-appraisal methods. They can be useful background, but they often do not answer the legal question when current market value matters.
  • Different counties create separation issues: If tracts sit in different counties, North Carolina procedure can require separate sale steps by county, which often makes separate valuations more important.
  • Blended values create avoidable disputes: A single combined number can trigger arguments about allocation—especially if one parcel is improved (a home) and others are vacant lots with different highest-and-best-use considerations.
  • Wrong interest valued: Problems arise when an appraisal values “the property” but the legal process concerns only a partial interest, a life estate, an easement, or another limited right.

Conclusion

In North Carolina, separate parcels usually need separate value conclusions, even if one appraiser prepares the work in a single report. This approach fits how separate tracts can be handled in real estate procedures, including situations where property is sold in parts or where tracts lie in different counties. Tax assessments can provide context, but they often do not replace an independent appraisal when current market value matters. The next step is to order an appraisal engagement that lists each parcel and requests a separate value conclusion for each before the process moves forward.

Talk to a Real Estate Attorney

If multiple parcels are involved and the values will affect a legal process, our firm has experienced attorneys who can help clarify what should be valued, how the parcels may be treated procedurally, and what timelines matter. Call us today at (919) 341-7055.

Disclaimer: This article provides general information about North Carolina law based on the single question stated above. It is not legal advice for your specific situation and does not create an attorney-client relationship. Laws, procedures, and local practice can change and may vary by county. If you have a deadline, act promptly and speak with a licensed North Carolina attorney.

Category: Real Estate Q&A Series

Author: jpierce

Attorney Jared Pierce is the founder of Pierce Law Group in Raleigh, North Carolina, a firm he established with a dedicated focus on probate administration and estate planning across North Carolina. Born and raised in the Republic of South Africa, Jared moved to Durham with his family in 2001, bringing with him a rich cultural background and a distinctive accent that often serves as a conversation starter.