AI appraisal software for URAR, ARV and non-lender reports

Why appraisal report prep takes three to four hours

Instafill is AI appraisal report software for residential appraisers — the URAR (Fannie Mae Form 1004), the General Purpose and Desktop reports, the condominium 1073 and small-income 1025, plus broker price opinions (BPO). It targets the part that eats your day. Before you type a single value, the report is already hours of gathering, mapping and reformatting — most of it the same work, every time:

• 3–4 hours of prep per report before you enter a value.
• Mapping the MLS export into the sales comparison grid — summing bed-upper + bed-main, fixing baths (3.2, not 3.5), rounding acreage 0.259 → 0.26.
• Downloading comp photos and cropping out the MLS watermark, one by one.
• Hunting porch / deck / patio / fireplace details buried in the MLS description, not the fields.
• Pulling the legal description and sales history from the tax records.
• Re-keying your field inspector's footage, condition and room counts.

"Right now my hands are tired… my job would go from data entry to getting more clients." — a residential appraiser, on the workflow Instafill now automates

Why appraisal report writing needs AI, not a macro

You've probably already automated part of this — a spreadsheet that maps MLS columns into the grid. It works until the export changes shape: a column moves, a value is phrased differently, or the detail you need is in the remarks instead of a field. That brittleness is the gap a language model closes.

• It reads the prose, not just the fields. Porch, deck, an extra fireplace — these are often written into the MLS remarks, not the structured fields. The model reads the description and pulls them out. A macro can't, and a person has to open and search every listing to catch them.
• It tolerates messy, varied inputs. Exports differ between MLS systems and from one run to the next — column order, headers, formatting. The model maps them into the sales-comparison grid anyway, where a fixed column-mapping breaks the moment the shape changes.
• It applies your rules the same way every time. Legal description from the tax record; sales history inside the three-year-subject / one-year-comp window; the same logic on every comp — not whichever value it happened to read first.
• It does the repetitive math without drift. Summing bed-upper + bed-main, writing baths as 3.2 not 3.5, rounding acreage, price per square foot — the transcription work where attention slips on report number eleven of the week.
• It reads the images, too. A vision model finds the comp photo, crops the MLS watermark at its fixed location, and pulls the map rectangle out of a screenshot — the cropping you do by hand now.
• It holds the whole package at once. The subject, three comps, tax records, contract and inspection notes all have to agree across thirty-plus pages; the model keeps them consistent instead of you re-keying the same fact in five places.

It doesn't invent values. It extracts what's in your documents and does the mechanical assembly — comp selection, the adjustments and the final reconciliation stay your call.

As-is and ARV (after-repair value) in one report

Every report needs two numbers: the as-is value and the ARV (after-repair, or "subject-to" value). Instafill fills the sales comparison grid for both, the way you actually compute them — so you go straight to reconciling, not re-typing.

Appraisal software for non-lender, investor and hard-money work

Flipping a house, doing a hard-money or private-lender deal, a pre-listing, estate, divorce or bankruptcy valuation? You don't need a Fannie form — but you still need a defensible report. The General Purpose and Desktop reports are first-class here, and these business-purpose appraisals aren't affected by the 2026 transition to the redesigned URAR.

Cut appraisal report prep from hours to minutes