To become a real estate appraiser in the US, you typically need a bachelor's degree, basic appraisal courses and on-the-job training that can last 12 months or more. You then need a state license or certification, because federal law requires one for appraisals on federally related transactions, such as loans from federally insured banks.
The requirements are more complex than most people expect. BLS says they vary by state and sometimes by the value or type of property you appraise, so your state licensing board is the place to start.
Everything here comes from the US Bureau of Labor Statistics (BLS) Occupational Outlook Handbook page for property appraisers and assessors, read on 26 October 2026.
Appraiser pay and jobs at a glance
| Measure | BLS figure |
|---|---|
| Median pay (May 2025) | $67,960 a year, $32.67 an hour |
| Lowest 10 in every 100 earned less than | $40,030 |
| Highest 10 in every 100 earned more than | $122,660 |
| Jobs in 2025 | 68,400 |
| Projected growth 2025 to 2035 | 3%, as fast as average |
| Openings each year | About 5,200 on average |
Those figures are as of October 2026, from the May 2025 BLS wage survey, and they cover appraisers and assessors together.
The route in, step by step
- Earn a bachelor's degree. BLS lists business, social science and psychology as common fields, with computer science, finance and real estate law courses as useful extras.
- Take basic appraisal courses. Appraisers and assessors tend to take the same courses for certification.
- Complete on-the-job training, which can last 12 months or more, and log enough hours to meet your state's licensing or certification requirements.
- Apply for your state license or certification through your state's licensing board.
- Choose a specialty, such as residential or commercial property, as you build experience.
Appraiser or assessor? The difference matters
The two jobs sound alike but the licensing rules aren't the same. Appraisers usually value one property at a time, often for a sale or a loan. Assessors value property for local tax purposes.
| Real estate appraiser | Assessor | |
|---|---|---|
| Federal license rule | Required for federally related transactions | No federal requirement |
| State rules | State license or certification | Some states require certification; a few leave it to each locality |
| Typical employer | Real estate firms, banks, self-employment | Local government |
So if you want to value homes for mortgage lending, the appraiser license is the one you need. Local government employs 41% of appraisers and assessors combined, mostly in assessor roles.
Where the pay is highest
| Industry | Median pay, May 2025 |
|---|---|
| Finance and insurance | $83,630 |
| Local government | $64,370 |
| Real estate | $62,420 |
Appraisers in finance and insurance earned a median of $83,630, against $62,420 in real estate, as of October 2026. Self-employed appraisers, known as independent fee appraisers, are paid per appraisal, so their earnings vary a lot.
What the work is like
- Office work mixed with site visits to inspect property.
- Residential appraisers spend less time in the office than commercial appraisers, who may spend weeks on one property's report.
- Appraisers at banks and mortgage companies mostly work in an office.
- Most work full time, and independent fee appraisers are especially likely to work more than 40 hours a week.
If you're coming from real estate sales, our guide to growing a real estate career covers other ways to build on property experience, and this round-up of AI tools for real estate agents shows the software side of the industry.
Is it a good career to get into now?
BLS projects 3% growth from 2025 to 2035, about as fast as average, with around 5,200 openings a year. Demand follows the property market, which can rise and fall in the short term, so expect busier and quieter years. Over the decade, growth comes from economic expansion and the need for business valuations.
Questions to ask your state licensing board
Because the rules change by state, by property value and by property type, it pays to get answers in writing before you sign up for courses. These are the questions that shape your plan:
- Which appraisal courses count toward the license or certification I want?
- How many experience hours do I need, and do they have to be supervised by a certified appraiser?
- Is there a different level of license for higher-value or commercial property?
- Does a bachelor's degree count toward the requirements, or can I qualify another way?
- If I move, will another state recognise my license?
The answers tell you how long the route will take in your state and which level of license is worth aiming for first. Many people start with residential work and add commercial property later, once they've logged the hours and know which side of the job they prefer.
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Finding a supervising appraiser early matters too. On-the-job training of 12 months or more is common, and you can't log those hours without someone to train under, so ask local firms and independent appraisers about trainee roles while you're still studying.
My verdict
Real estate appraisal pays well above the all-jobs median, at $67,960, and finance and insurance employers pay more again. The catch is the time it takes: a degree, appraisal courses and 12 months or more of supervised work before you're fully licensed, with rules that change by state and property type. Start by reading your state licensing board's requirements, then find a supervising appraiser, because the experience hours are usually the slowest part to complete.
Frequently asked questions
How long does it take to become a real estate appraiser?
Most people need a bachelor's degree, appraisal courses and on-the-job training that can last 12 months or more before meeting state licensing requirements.
Do you need a license to be a real estate appraiser?
Yes, for federally related transactions. Federal law requires appraisers of real estate to have a state license or certification for appraisals such as loans by federally insured banks.
Do you need a degree to be an appraiser?
Appraisers typically need a bachelor's degree, although BLS says some qualify with a high school diploma.
How much do real estate appraisers make?
BLS reports a median of $67,960 a year for property appraisers and assessors in May 2025, as of October 2026.
What's the difference between an appraiser and an assessor?
Appraisers of real estate need a state license or certification for federally related work. Assessors have no federal requirement, although some states require certification.
Can real estate appraisers be self-employed?
Yes. Self-employed appraisers are called independent fee appraisers and are paid a fee for each appraisal.
