Federal appraiser registry as of October 8, 2026; BLS jobs through 2025; HMDA loans through 2025 · Updated by StartBusinessByState
Short answer: The number of licensed and certified real estate appraisers has been falling for years. Whether that adds up to a shortage depends on how much lending there is. With mortgage volume far below 2021, there were 78 loans per appraiser credential in 2025, compared with 173 in 2021. This page shows the count for every state, how it splits across credential levels, how much lending there is per credential, and what appraisers earn.
Key facts for reporters
- The Appraisal Subcommittee’s National Registry listed 87,439 active credentials on October 8, 2026 (all states and territories), vs 89,618 at the end of 2025, 91,036 at the end of 2024 and 121,407 at the end of 2007.
- Across the 50 states and D.C.: 40,127 certified general, 41,238 certified residential and 5,766 licensed credentials. Certified residential credentials fell from 46,834 at the end of 2023 to 42,912 at the end of 2025.
- Most credentials: California (6,958), Florida (5,968), Texas (5,529), New York (3,167). Per resident, District of Columbia ranks highest. ASC counts credentials, not people, so appraisers based in nearby states who also hold a credential there are counted in both places.
- Lenders reported 6,807,732 originated mortgage and home equity loans in 2025 (HMDA), +19.6% from 2023 but -54.8% from 2021. That’s 78 loans per active credential.
- Payroll jobs at appraisal firms averaged 27,435 in 2025, -2.5% from 2024, and fell in 37 states (BLS QCEW). Census counted 28,273 appraisal businesses with no employees in 2023.
- Salaried property appraisers and assessors: 57,070 jobs, median pay $67,960 (BLS, May 2025). This group includes county tax assessors.
How many appraisers are there?
Every state licenses or certifies appraisers, and each state reports them to a federal list run by the Appraisal Subcommittee. A credential is one state’s license or certification. Many appraisers hold credentials in more than one state, so the registry also publishes an estimate of distinct people: about 65,857 at the end of 2025, down 7.9% from January 2022.
There are three main credential levels. Certified general appraisers can value any property, including commercial buildings. Certified residential appraisers can value homes of one to four units. Licensed appraisers can handle simpler, lower-value residential work. The drop since 2023 has come mainly from certified residential and licensed credentials. Certified general credentials were roughly flat.
Appraiser credentials per resident
- District of Columbia: 99.0 per 100,000 residents (695 credentials)
- Wyoming: 59.2 per 100,000 residents (348 credentials)
- Delaware: 52.6 per 100,000 residents (553 credentials)
- New Hampshire: 44.9 per 100,000 residents (632 credentials)
- South Dakota: 44.1 per 100,000 residents (408 credentials)
- Montana: 42.0 per 100,000 residents (478 credentials)
- Vermont: 41.3 per 100,000 residents (268 credentials)
- Colorado: 41.1 per 100,000 residents (2,450 credentials)
- Idaho: 41.0 per 100,000 residents (820 credentials)
- Maine: 41.0 per 100,000 residents (576 credentials)
Small states and D.C. rank high on this measure. Because ASC counts credentials rather than people, an appraiser credentialed in a neighboring state is counted there too, which can lift small states’ numbers. Large states rank low: New York (15.9), California (17.6), Texas (17.7) per 100,000 residents.
Loans per credential: a rough read on demand
Lenders order appraisals for most purchase loans and many refinances, so mortgage volume is closely tied to appraisal work. In 2025 there were 78 originated mortgage and home equity loans per active credential nationally, from 13 in District of Columbia to 105 in Ohio. In 2021, when refinancing was much higher, the national figure was 173.
This is a rough measure. Not every loan needs a full appraisal: lenders can use waivers or automated valuations for some loans, and home equity lines often don’t need one. Commercial appraisals aren’t counted in HMDA at all. Because the numerator is loan volume, the number rises and falls mainly with mortgage activity (rates, home sales and refinancing). States with more credentials per resident tend to have fewer loans per credential (correlation -0.77), partly because of the out-of-state credentials.
Payroll jobs and pay
Many appraisers work alone. Census counted 28,273 appraisal businesses with no employees in 2023 (average receipts $58,403), next to 12,346 appraisal firms with a payroll. Payroll jobs at those firms fell 2.5% in 2025 to 27,435, with average weekly pay of $1,561. The largest drops were in Alaska (-17.7%), Maryland (-16.4%), New York (-8.1%). Small states can swing a lot from year to year.
BLS pay data covers salaried property appraisers and assessors in every industry, including county assessor offices. The median was $67,960 in May 2025, highest in District of Columbia ($107,980), New Jersey ($92,390), Massachusetts ($91,750) and lowest in West Virginia ($44,940), Oklahoma ($49,990), New Mexico ($50,550).
Appraisers by state
| State | Active credentials | Certified general | Certified residential | Licensed | Per 100k residents | Loans, 2025 | Loans per credential | Payroll jobs at appraisal firms, 2025 | Jobs vs 2024 | Businesses with no employees, 2023 | Median pay, salaried appraisers & assessors |
|---|---|---|---|---|---|---|---|---|---|---|---|
| U.S. total (50 states + D.C.) | 87,131 | 40,127 | 41,238 | 5,766 | 25.6 | 6,807,732 | 78 | 27,435 | -2.5% | 28,273 | $67,960 |
| Alabama | 1,415 | 756 | 599 | 60 | 27.4 | 115,118 | 81 | 362 | -0.8% | 390 | $61,370 |
| Alaska | 246 | 135 | 110 | 1 | 33.2 | 11,907 | 48 | 51 | -17.7% | 49 | $80,330 |
| Arizona | 2,014 | 831 | 1,065 | 118 | 26.6 | 183,878 | 91 | 600 | -0.8% | 594 | $51,250 |
| Arkansas | 896 | 479 | 358 | 59 | 29.0 | 66,490 | 74 | 409 | -7.3% | 268 | $50,840 |
| California | 6,958 | 2,459 | 3,896 | 603 | 17.6 | 572,268 | 82 | 2,396 | +0.9% | 3,347 | $88,900 |
| Colorado | 2,450 | 1,125 | 1,123 | 202 | 41.1 | 156,418 | 64 | 643 | -2.7% | 660 | $75,150 |
| Connecticut | 1,077 | 559 | 518 | 0 | 29.3 | 74,717 | 69 | 162 | -0.6% | 418 | $86,050 |
| Delaware | 553 | 302 | 222 | 29 | 52.6 | 27,033 | 49 | 69 | +3.0% | 74 | $57,610 |
| District of Columbia | 695 | 405 | 261 | 29 | 99.0 | 9,300 | 13 | 74 | +2.8% | 22 | $107,980 |
| Florida | 5,968 | 2,238 | 3,726 | 4 | 25.5 | 491,046 | 82 | 2,291 | -3.3% | 2,211 | $65,620 |
| Georgia | 3,109 | 1,591 | 1,275 | 243 | 27.8 | 242,931 | 78 | 861 | -2.7% | 973 | $62,460 |
| Hawaii | 469 | 234 | 216 | 19 | 32.4 | 19,858 | 42 | 89 | -7.3% | 124 | $79,860 |
| Idaho | 820 | 426 | 347 | 47 | 41.0 | 56,607 | 69 | 166 | +2.5% | 212 | $63,410 |
| Illinois | 2,898 | 1,363 | 1,535 | 0 | 22.8 | 232,591 | 80 | 1,162 | -3.3% | 1,029 | $60,150 |
| Indiana | 1,944 | 965 | 874 | 105 | 28.1 | 178,349 | 92 | 696 | -4.0% | 551 | $60,350 |
| Iowa | 1,068 | 665 | 403 | 0 | 32.9 | 75,933 | 71 | 360 | -5.0% | 200 | $80,160 |
| Kansas | 1,033 | 580 | 374 | 79 | 34.8 | 60,511 | 59 | 359 | +5.3% | 200 | $51,390 |
| Kentucky | 1,326 | 723 | 593 | 10 | 28.9 | 100,653 | 76 | 330 | +0.0% | 448 | $58,850 |
| Louisiana | 1,327 | 711 | 609 | 7 | 28.9 | 69,272 | 52 | 208 | -1.0% | 379 | $62,910 |
| Maine | 576 | 256 | 163 | 157 | 41.0 | 35,498 | 62 | 187 | +0.5% | 168 | $80,930 |
| Maryland | 2,012 | 900 | 939 | 173 | 32.1 | 126,664 | 63 | 367 | -16.4% | 552 | $77,610 |
| Massachusetts | 1,699 | 718 | 847 | 134 | 23.8 | 135,614 | 80 | 523 | -7.1% | 759 | $91,750 |
| Michigan | 2,229 | 938 | 925 | 366 | 22.0 | 229,505 | 103 | 745 | -5.5% | 828 | $64,270 |
| Minnesota | 1,608 | 771 | 736 | 101 | 27.8 | 122,789 | 76 | 357 | -6.8% | 446 | $83,400 |
| Mississippi | 1,032 | 580 | 370 | 82 | 35.1 | 54,718 | 53 | 170 | -4.5% | 253 | $54,530 |
| Missouri | 1,800 | 811 | 912 | 77 | 28.8 | 146,780 | 82 | 579 | -1.9% | 554 | $57,380 |
| Montana | 478 | 259 | 179 | 40 | 42.0 | 23,001 | 48 | 128 | +1.6% | 144 | $62,250 |
| Nebraska | 677 | 424 | 211 | 42 | 33.8 | 43,920 | 65 | 224 | -3.0% | 122 | $64,770 |
| Nevada | 953 | 489 | 408 | 56 | 29.2 | 69,682 | 73 | 384 | +0.3% | 251 | $57,960 |
| New Hampshire | 632 | 307 | 272 | 53 | 44.9 | 35,609 | 56 | 132 | -7.0% | 197 | $74,670 |
| New Jersey | 2,297 | 1,102 | 984 | 211 | 24.2 | 178,220 | 78 | 822 | +4.6% | 804 | $92,390 |
| New Mexico | 594 | 352 | 209 | 33 | 27.9 | 39,313 | 66 | 115 | -7.3% | 148 | $50,550 |
| New York | 3,167 | 1,614 | 1,429 | 124 | 15.9 | 232,239 | 73 | 1,130 | -8.1% | 1,157 | $78,060 |
| North Carolina | 2,880 | 1,213 | 1,548 | 119 | 26.1 | 281,159 | 98 | 1,005 | -3.2% | 1,056 | $66,700 |
| North Dakota | 319 | 214 | 82 | 23 | 40.0 | 14,333 | 45 | 71 | -7.8% | 69 | $65,210 |
| Ohio | 2,657 | 1,021 | 1,253 | 383 | 22.4 | 277,933 | 105 | 1,153 | -3.8% | 998 | $63,410 |
| Oklahoma | 1,101 | 570 | 437 | 94 | 26.9 | 79,051 | 72 | 282 | -7.5% | 400 | $49,990 |
| Oregon | 1,270 | 628 | 538 | 104 | 29.7 | 89,385 | 70 | 373 | -4.8% | 315 | $54,460 |
| Pennsylvania | 2,909 | 1,409 | 1,500 | 0 | 22.2 | 272,809 | 94 | 1,075 | -2.7% | 980 | $57,920 |
| Rhode Island | 437 | 208 | 189 | 40 | 39.3 | 26,004 | 60 | 78 | +2.6% | 125 | $75,900 |
| South Carolina | 2,026 | 955 | 931 | 140 | 37.0 | 143,083 | 71 | 408 | +3.8% | 505 | $59,110 |
| South Dakota | 408 | 269 | 114 | 25 | 44.1 | 17,111 | 42 | 87 | +3.6% | 83 | $63,350 |
| Tennessee | 2,176 | 1,083 | 1,000 | 93 | 30.1 | 176,247 | 81 | 483 | -3.6% | 718 | $62,350 |
| Texas | 5,529 | 2,347 | 2,627 | 555 | 17.7 | 526,689 | 95 | 2,730 | +2.1% | 2,148 | $65,840 |
| Utah | 1,270 | 515 | 577 | 178 | 36.2 | 95,957 | 76 | 389 | -1.8% | 295 | $56,100 |
| Vermont | 268 | 155 | 106 | 7 | 41.3 | 13,418 | 50 | 70 | -7.9% | 71 | not published |
| Virginia | 2,910 | 1,193 | 1,413 | 304 | 33.0 | 203,054 | 70 | 731 | -4.2% | 667 | $76,080 |
| Washington | 2,294 | 995 | 1,194 | 105 | 28.8 | 175,441 | 76 | 542 | -4.6% | 639 | $83,710 |
| West Virginia | 647 | 320 | 208 | 119 | 36.6 | 29,629 | 46 | 113 | -4.2% | 130 | $44,940 |
| Wisconsin | 1,662 | 731 | 718 | 213 | 27.9 | 154,669 | 93 | 602 | -4.3% | 476 | $68,660 |
| Wyoming | 348 | 233 | 115 | 0 | 59.2 | 13,328 | 38 | 91 | -5.2% | 66 | $60,860 |
The U.S. row covers the 50 states and D.C. The registry also lists credentials in Guam (19), North Mariana Islands (4), Puerto Rico (263), Virgin Islands (22). BLS did not publish appraiser pay for Vermont; we leave it blank rather than estimate it. A zero in the “Licensed” column means the registry listed no active credentials at that level for the state.
State-by-state takeaways
Alabama
Alabama had 1,415 active appraiser credentials on October 8, 2026: 756 certified general, 599 certified residential and 60 licensed. That is 27.4 per 100,000 residents (rank 38 of 51). Lenders made 115,118 mortgage and home equity loans there in 2025, about 81 per credential (U.S. 78), down from 138 in 2021. Payroll jobs at appraisal firms averaged 362 in 2025 (-0.8% vs 2024). Census counted 390 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $61,370.
Alaska
Alaska had 246 active appraiser credentials on October 8, 2026: 135 certified general, 110 certified residential and 1 licensed. That is 33.2 per 100,000 residents (rank 19 of 51). Lenders made 11,907 mortgage and home equity loans there in 2025, about 48 per credential (U.S. 78), down from 112 in 2021. Payroll jobs at appraisal firms averaged 51 in 2025 (-17.7% vs 2024). Census counted 49 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $80,330.
Arizona
Arizona had 2,014 active appraiser credentials on October 8, 2026: 831 certified general, 1,065 certified residential and 118 licensed. That is 26.6 per 100,000 residents (rank 40 of 51). Lenders made 183,878 mortgage and home equity loans there in 2025, about 91 per credential (U.S. 78), down from 242 in 2021. Payroll jobs at appraisal firms averaged 600 in 2025 (-0.8% vs 2024). Census counted 594 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $51,250.
Arkansas
Arkansas had 896 active appraiser credentials on October 8, 2026: 479 certified general, 358 certified residential and 59 licensed. That is 29.0 per 100,000 residents (rank 28 of 51). Lenders made 66,490 mortgage and home equity loans there in 2025, about 74 per credential (U.S. 78), down from 119 in 2021. Payroll jobs at appraisal firms averaged 409 in 2025 (-7.3% vs 2024). Census counted 268 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $50,840.
California
California had 6,958 active appraiser credentials on October 8, 2026: 2,459 certified general, 3,896 certified residential and 603 licensed. That is 17.6 per 100,000 residents (rank 50 of 51). Lenders made 572,268 mortgage and home equity loans there in 2025, about 82 per credential (U.S. 78), down from 286 in 2021. Payroll jobs at appraisal firms averaged 2,396 in 2025 (+0.9% vs 2024). Census counted 3,347 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $88,900.
Colorado
Colorado had 2,450 active appraiser credentials on October 8, 2026: 1,125 certified general, 1,123 certified residential and 202 licensed. That is 41.1 per 100,000 residents (rank 8 of 51). Lenders made 156,418 mortgage and home equity loans there in 2025, about 64 per credential (U.S. 78), down from 181 in 2021. Payroll jobs at appraisal firms averaged 643 in 2025 (-2.7% vs 2024). Census counted 660 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $75,150.
Connecticut
Connecticut had 1,077 active appraiser credentials on October 8, 2026: 559 certified general, 518 certified residential and 0 licensed. That is 29.3 per 100,000 residents (rank 26 of 51). Lenders made 74,717 mortgage and home equity loans there in 2025, about 69 per credential (U.S. 78), down from 143 in 2021. Payroll jobs at appraisal firms averaged 162 in 2025 (-0.6% vs 2024). Census counted 418 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $86,050.
Delaware
Delaware had 553 active appraiser credentials on October 8, 2026: 302 certified general, 222 certified residential and 29 licensed. That is 52.6 per 100,000 residents (rank 3 of 51). Lenders made 27,033 mortgage and home equity loans there in 2025, about 49 per credential (U.S. 78), down from 103 in 2021. Payroll jobs at appraisal firms averaged 69 in 2025 (+3.0% vs 2024). Census counted 74 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $57,610.
District of Columbia
District of Columbia had 695 active appraiser credentials on October 8, 2026: 405 certified general, 261 certified residential and 29 licensed. That is 99.0 per 100,000 residents (rank 1 of 51). Lenders made 9,300 mortgage and home equity loans there in 2025, about 13 per credential (U.S. 78), down from 46 in 2021. Payroll jobs at appraisal firms averaged 74 in 2025 (+2.8% vs 2024). Census counted 22 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $107,980.
Florida
Florida had 5,968 active appraiser credentials on October 8, 2026: 2,238 certified general, 3,726 certified residential and 4 licensed. That is 25.5 per 100,000 residents (rank 42 of 51). Lenders made 491,046 mortgage and home equity loans there in 2025, about 82 per credential (U.S. 78), down from 173 in 2021. Payroll jobs at appraisal firms averaged 2,291 in 2025 (-3.3% vs 2024). Census counted 2,211 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $65,620.
Georgia
Georgia had 3,109 active appraiser credentials on October 8, 2026: 1,591 certified general, 1,275 certified residential and 243 licensed. That is 27.8 per 100,000 residents (rank 36 of 51). Lenders made 242,931 mortgage and home equity loans there in 2025, about 78 per credential (U.S. 78), down from 156 in 2021. Payroll jobs at appraisal firms averaged 861 in 2025 (-2.7% vs 2024). Census counted 973 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $62,460.
Hawaii
Hawaii had 469 active appraiser credentials on October 8, 2026: 234 certified general, 216 certified residential and 19 licensed. That is 32.4 per 100,000 residents (rank 22 of 51). Lenders made 19,858 mortgage and home equity loans there in 2025, about 42 per credential (U.S. 78), down from 132 in 2021. Payroll jobs at appraisal firms averaged 89 in 2025 (-7.3% vs 2024). Census counted 124 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $79,860.
Idaho
Idaho had 820 active appraiser credentials on October 8, 2026: 426 certified general, 347 certified residential and 47 licensed. That is 41.0 per 100,000 residents (rank 9 of 51). Lenders made 56,607 mortgage and home equity loans there in 2025, about 69 per credential (U.S. 78), down from 158 in 2021. Payroll jobs at appraisal firms averaged 166 in 2025 (+2.5% vs 2024). Census counted 212 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $63,410.
Illinois
Illinois had 2,898 active appraiser credentials on October 8, 2026: 1,363 certified general, 1,535 certified residential and 0 licensed. That is 22.8 per 100,000 residents (rank 45 of 51). Lenders made 232,591 mortgage and home equity loans there in 2025, about 80 per credential (U.S. 78), down from 178 in 2021. Payroll jobs at appraisal firms averaged 1,162 in 2025 (-3.3% vs 2024). Census counted 1,029 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $60,150.
Indiana
Indiana had 1,944 active appraiser credentials on October 8, 2026: 965 certified general, 874 certified residential and 105 licensed. That is 28.1 per 100,000 residents (rank 33 of 51). Lenders made 178,349 mortgage and home equity loans there in 2025, about 92 per credential (U.S. 78), down from 164 in 2021. Payroll jobs at appraisal firms averaged 696 in 2025 (-4.0% vs 2024). Census counted 551 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $60,350.
Iowa
Iowa had 1,068 active appraiser credentials on October 8, 2026: 665 certified general, 403 certified residential and 0 licensed. That is 32.9 per 100,000 residents (rank 21 of 51). Lenders made 75,933 mortgage and home equity loans there in 2025, about 71 per credential (U.S. 78), down from 128 in 2021. Payroll jobs at appraisal firms averaged 360 in 2025 (-5.0% vs 2024). Census counted 200 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $80,160.
Kansas
Kansas had 1,033 active appraiser credentials on October 8, 2026: 580 certified general, 374 certified residential and 79 licensed. That is 34.8 per 100,000 residents (rank 17 of 51). Lenders made 60,511 mortgage and home equity loans there in 2025, about 59 per credential (U.S. 78), down from 102 in 2021. Payroll jobs at appraisal firms averaged 359 in 2025 (+5.3% vs 2024). Census counted 200 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $51,390.
Kentucky
Kentucky had 1,326 active appraiser credentials on October 8, 2026: 723 certified general, 593 certified residential and 10 licensed. That is 28.9 per 100,000 residents (rank 29 of 51). Lenders made 100,653 mortgage and home equity loans there in 2025, about 76 per credential (U.S. 78), down from 132 in 2021. Payroll jobs at appraisal firms averaged 330 in 2025 (+0.0% vs 2024). Census counted 448 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $58,850.
Louisiana
Louisiana had 1,327 active appraiser credentials on October 8, 2026: 711 certified general, 609 certified residential and 7 licensed. That is 28.9 per 100,000 residents (rank 30 of 51). Lenders made 69,272 mortgage and home equity loans there in 2025, about 52 per credential (U.S. 78), down from 107 in 2021. Payroll jobs at appraisal firms averaged 208 in 2025 (-1.0% vs 2024). Census counted 379 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $62,910.
Maine
Maine had 576 active appraiser credentials on October 8, 2026: 256 certified general, 163 certified residential and 157 licensed. That is 41.0 per 100,000 residents (rank 10 of 51). Lenders made 35,498 mortgage and home equity loans there in 2025, about 62 per credential (U.S. 78), down from 112 in 2021. Payroll jobs at appraisal firms averaged 187 in 2025 (+0.5% vs 2024). Census counted 168 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $80,930.
Maryland
Maryland had 2,012 active appraiser credentials on October 8, 2026: 900 certified general, 939 certified residential and 173 licensed. That is 32.1 per 100,000 residents (rank 23 of 51). Lenders made 126,664 mortgage and home equity loans there in 2025, about 63 per credential (U.S. 78), down from 164 in 2021. Payroll jobs at appraisal firms averaged 367 in 2025 (-16.4% vs 2024). Census counted 552 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $77,610.
Massachusetts
Massachusetts had 1,699 active appraiser credentials on October 8, 2026: 718 certified general, 847 certified residential and 134 licensed. That is 23.8 per 100,000 residents (rank 44 of 51). Lenders made 135,614 mortgage and home equity loans there in 2025, about 80 per credential (U.S. 78), down from 204 in 2021. Payroll jobs at appraisal firms averaged 523 in 2025 (-7.1% vs 2024). Census counted 759 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $91,750.
Michigan
Michigan had 2,229 active appraiser credentials on October 8, 2026: 938 certified general, 925 certified residential and 366 licensed. That is 22.0 per 100,000 residents (rank 48 of 51). Lenders made 229,505 mortgage and home equity loans there in 2025, about 103 per credential (U.S. 78), down from 207 in 2021. Payroll jobs at appraisal firms averaged 745 in 2025 (-5.5% vs 2024). Census counted 828 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $64,270.
Minnesota
Minnesota had 1,608 active appraiser credentials on October 8, 2026: 771 certified general, 736 certified residential and 101 licensed. That is 27.8 per 100,000 residents (rank 37 of 51). Lenders made 122,789 mortgage and home equity loans there in 2025, about 76 per credential (U.S. 78), down from 185 in 2021. Payroll jobs at appraisal firms averaged 357 in 2025 (-6.8% vs 2024). Census counted 446 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $83,400.
Mississippi
Mississippi had 1,032 active appraiser credentials on October 8, 2026: 580 certified general, 370 certified residential and 82 licensed. That is 35.1 per 100,000 residents (rank 16 of 51). Lenders made 54,718 mortgage and home equity loans there in 2025, about 53 per credential (U.S. 78), down from 81 in 2021. Payroll jobs at appraisal firms averaged 170 in 2025 (-4.5% vs 2024). Census counted 253 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $54,530.
Missouri
Missouri had 1,800 active appraiser credentials on October 8, 2026: 811 certified general, 912 certified residential and 77 licensed. That is 28.8 per 100,000 residents (rank 31 of 51). Lenders made 146,780 mortgage and home equity loans there in 2025, about 82 per credential (U.S. 78), down from 150 in 2021. Payroll jobs at appraisal firms averaged 579 in 2025 (-1.9% vs 2024). Census counted 554 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $57,380.
Montana
Montana had 478 active appraiser credentials on October 8, 2026: 259 certified general, 179 certified residential and 40 licensed. That is 42.0 per 100,000 residents (rank 6 of 51). Lenders made 23,001 mortgage and home equity loans there in 2025, about 48 per credential (U.S. 78), down from 107 in 2021. Payroll jobs at appraisal firms averaged 128 in 2025 (+1.6% vs 2024). Census counted 144 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $62,250.
Nebraska
Nebraska had 677 active appraiser credentials on October 8, 2026: 424 certified general, 211 certified residential and 42 licensed. That is 33.8 per 100,000 residents (rank 18 of 51). Lenders made 43,920 mortgage and home equity loans there in 2025, about 65 per credential (U.S. 78), down from 116 in 2021. Payroll jobs at appraisal firms averaged 224 in 2025 (-3.0% vs 2024). Census counted 122 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $64,770.
Nevada
Nevada had 953 active appraiser credentials on October 8, 2026: 489 certified general, 408 certified residential and 56 licensed. That is 29.2 per 100,000 residents (rank 27 of 51). Lenders made 69,682 mortgage and home equity loans there in 2025, about 73 per credential (U.S. 78), down from 195 in 2021. Payroll jobs at appraisal firms averaged 384 in 2025 (+0.3% vs 2024). Census counted 251 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $57,960.
New Hampshire
New Hampshire had 632 active appraiser credentials on October 8, 2026: 307 certified general, 272 certified residential and 53 licensed. That is 44.9 per 100,000 residents (rank 4 of 51). Lenders made 35,609 mortgage and home equity loans there in 2025, about 56 per credential (U.S. 78), down from 119 in 2021. Payroll jobs at appraisal firms averaged 132 in 2025 (-7.0% vs 2024). Census counted 197 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $74,670.
New Jersey
New Jersey had 2,297 active appraiser credentials on October 8, 2026: 1,102 certified general, 984 certified residential and 211 licensed. That is 24.2 per 100,000 residents (rank 43 of 51). Lenders made 178,220 mortgage and home equity loans there in 2025, about 78 per credential (U.S. 78), down from 170 in 2021. Payroll jobs at appraisal firms averaged 822 in 2025 (+4.6% vs 2024). Census counted 804 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $92,390.
New Mexico
New Mexico had 594 active appraiser credentials on October 8, 2026: 352 certified general, 209 certified residential and 33 licensed. That is 27.9 per 100,000 residents (rank 34 of 51). Lenders made 39,313 mortgage and home equity loans there in 2025, about 66 per credential (U.S. 78), down from 128 in 2021. Payroll jobs at appraisal firms averaged 115 in 2025 (-7.3% vs 2024). Census counted 148 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $50,550.
New York
New York had 3,167 active appraiser credentials on October 8, 2026: 1,614 certified general, 1,429 certified residential and 124 licensed. That is 15.9 per 100,000 residents (rank 51 of 51). Lenders made 232,239 mortgage and home equity loans there in 2025, about 73 per credential (U.S. 78), down from 150 in 2021. Payroll jobs at appraisal firms averaged 1,130 in 2025 (-8.1% vs 2024). Census counted 1,157 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $78,060.
North Carolina
North Carolina had 2,880 active appraiser credentials on October 8, 2026: 1,213 certified general, 1,548 certified residential and 119 licensed. That is 26.1 per 100,000 residents (rank 41 of 51). Lenders made 281,159 mortgage and home equity loans there in 2025, about 98 per credential (U.S. 78), down from 190 in 2021. Payroll jobs at appraisal firms averaged 1,005 in 2025 (-3.2% vs 2024). Census counted 1,056 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $66,700.
North Dakota
North Dakota had 319 active appraiser credentials on October 8, 2026: 214 certified general, 82 certified residential and 23 licensed. That is 40.0 per 100,000 residents (rank 11 of 51). Lenders made 14,333 mortgage and home equity loans there in 2025, about 45 per credential (U.S. 78), down from 88 in 2021. Payroll jobs at appraisal firms averaged 71 in 2025 (-7.8% vs 2024). Census counted 69 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $65,210.
Ohio
Ohio had 2,657 active appraiser credentials on October 8, 2026: 1,021 certified general, 1,253 certified residential and 383 licensed. That is 22.4 per 100,000 residents (rank 46 of 51). Lenders made 277,933 mortgage and home equity loans there in 2025, about 105 per credential (U.S. 78), down from 187 in 2021. Payroll jobs at appraisal firms averaged 1,153 in 2025 (-3.8% vs 2024). Census counted 998 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $63,410.
Oklahoma
Oklahoma had 1,101 active appraiser credentials on October 8, 2026: 570 certified general, 437 certified residential and 94 licensed. That is 26.9 per 100,000 residents (rank 39 of 51). Lenders made 79,051 mortgage and home equity loans there in 2025, about 72 per credential (U.S. 78), down from 113 in 2021. Payroll jobs at appraisal firms averaged 282 in 2025 (-7.5% vs 2024). Census counted 400 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $49,990.
Oregon
Oregon had 1,270 active appraiser credentials on October 8, 2026: 628 certified general, 538 certified residential and 104 licensed. That is 29.7 per 100,000 residents (rank 25 of 51). Lenders made 89,385 mortgage and home equity loans there in 2025, about 70 per credential (U.S. 78), down from 193 in 2021. Payroll jobs at appraisal firms averaged 373 in 2025 (-4.8% vs 2024). Census counted 315 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $54,460.
Pennsylvania
Pennsylvania had 2,909 active appraiser credentials on October 8, 2026: 1,409 certified general, 1,500 certified residential and 0 licensed. That is 22.2 per 100,000 residents (rank 47 of 51). Lenders made 272,809 mortgage and home equity loans there in 2025, about 94 per credential (U.S. 78), down from 175 in 2021. Payroll jobs at appraisal firms averaged 1,075 in 2025 (-2.7% vs 2024). Census counted 980 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $57,920.
Rhode Island
Rhode Island had 437 active appraiser credentials on October 8, 2026: 208 certified general, 189 certified residential and 40 licensed. That is 39.3 per 100,000 residents (rank 12 of 51). Lenders made 26,004 mortgage and home equity loans there in 2025, about 60 per credential (U.S. 78), down from 128 in 2021. Payroll jobs at appraisal firms averaged 78 in 2025 (+2.6% vs 2024). Census counted 125 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $75,900.
South Carolina
South Carolina had 2,026 active appraiser credentials on October 8, 2026: 955 certified general, 931 certified residential and 140 licensed. That is 37.0 per 100,000 residents (rank 13 of 51). Lenders made 143,083 mortgage and home equity loans there in 2025, about 71 per credential (U.S. 78), down from 127 in 2021. Payroll jobs at appraisal firms averaged 408 in 2025 (+3.8% vs 2024). Census counted 505 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $59,110.
South Dakota
South Dakota had 408 active appraiser credentials on October 8, 2026: 269 certified general, 114 certified residential and 25 licensed. That is 44.1 per 100,000 residents (rank 5 of 51). Lenders made 17,111 mortgage and home equity loans there in 2025, about 42 per credential (U.S. 78), down from 81 in 2021. Payroll jobs at appraisal firms averaged 87 in 2025 (+3.6% vs 2024). Census counted 83 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $63,350.
Tennessee
Tennessee had 2,176 active appraiser credentials on October 8, 2026: 1,083 certified general, 1,000 certified residential and 93 licensed. That is 30.1 per 100,000 residents (rank 24 of 51). Lenders made 176,247 mortgage and home equity loans there in 2025, about 81 per credential (U.S. 78), down from 146 in 2021. Payroll jobs at appraisal firms averaged 483 in 2025 (-3.6% vs 2024). Census counted 718 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $62,350.
Texas
Texas had 5,529 active appraiser credentials on October 8, 2026: 2,347 certified general, 2,627 certified residential and 555 licensed. That is 17.7 per 100,000 residents (rank 49 of 51). Lenders made 526,689 mortgage and home equity loans there in 2025, about 95 per credential (U.S. 78), down from 189 in 2021. Payroll jobs at appraisal firms averaged 2,730 in 2025 (+2.1% vs 2024). Census counted 2,148 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $65,840.
Utah
Utah had 1,270 active appraiser credentials on October 8, 2026: 515 certified general, 577 certified residential and 178 licensed. That is 36.2 per 100,000 residents (rank 15 of 51). Lenders made 95,957 mortgage and home equity loans there in 2025, about 76 per credential (U.S. 78), down from 194 in 2021. Payroll jobs at appraisal firms averaged 389 in 2025 (-1.8% vs 2024). Census counted 295 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $56,100.
Vermont
Vermont had 268 active appraiser credentials on October 8, 2026: 155 certified general, 106 certified residential and 7 licensed. That is 41.3 per 100,000 residents (rank 7 of 51). Lenders made 13,418 mortgage and home equity loans there in 2025, about 50 per credential (U.S. 78), down from 96 in 2021. Payroll jobs at appraisal firms averaged 70 in 2025 (-7.9% vs 2024). Census counted 71 appraisal businesses with no employees in 2023.
Virginia
Virginia had 2,910 active appraiser credentials on October 8, 2026: 1,193 certified general, 1,413 certified residential and 304 licensed. That is 33.0 per 100,000 residents (rank 20 of 51). Lenders made 203,054 mortgage and home equity loans there in 2025, about 70 per credential (U.S. 78), down from 163 in 2021. Payroll jobs at appraisal firms averaged 731 in 2025 (-4.2% vs 2024). Census counted 667 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $76,080.
Washington
Washington had 2,294 active appraiser credentials on October 8, 2026: 995 certified general, 1,194 certified residential and 105 licensed. That is 28.8 per 100,000 residents (rank 32 of 51). Lenders made 175,441 mortgage and home equity loans there in 2025, about 76 per credential (U.S. 78), down from 214 in 2021. Payroll jobs at appraisal firms averaged 542 in 2025 (-4.6% vs 2024). Census counted 639 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $83,710.
West Virginia
West Virginia had 647 active appraiser credentials on October 8, 2026: 320 certified general, 208 certified residential and 119 licensed. That is 36.6 per 100,000 residents (rank 14 of 51). Lenders made 29,629 mortgage and home equity loans there in 2025, about 46 per credential (U.S. 78), down from 77 in 2021. Payroll jobs at appraisal firms averaged 113 in 2025 (-4.2% vs 2024). Census counted 130 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $44,940.
Wisconsin
Wisconsin had 1,662 active appraiser credentials on October 8, 2026: 731 certified general, 718 certified residential and 213 licensed. That is 27.9 per 100,000 residents (rank 35 of 51). Lenders made 154,669 mortgage and home equity loans there in 2025, about 93 per credential (U.S. 78), down from 184 in 2021. Payroll jobs at appraisal firms averaged 602 in 2025 (-4.3% vs 2024). Census counted 476 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $68,660.
Wyoming
Wyoming had 348 active appraiser credentials on October 8, 2026: 233 certified general, 115 certified residential and 0 licensed. That is 59.2 per 100,000 residents (rank 2 of 51). Lenders made 13,328 mortgage and home equity loans there in 2025, about 38 per credential (U.S. 78), down from 77 in 2021. Payroll jobs at appraisal firms averaged 91 in 2025 (-5.2% vs 2024). Census counted 66 appraisal businesses with no employees in 2023. Median pay for salaried property appraisers and assessors: $60,860.
If you want to become an appraiser
Appraiser qualifications follow national minimums set by the Appraisal Foundation’s Appraiser Qualifications Board, and each state’s appraiser board issues the credential. Expect required classes, supervised experience under a certified appraiser (or an approved practical program in states that accept one), and a national exam. Most appraisers then run a one-person business, so plan for the business side too: see business license requirements by state and LLC costs by state.
Related data
See real estate agents by state, mortgage rate lock-in by state, where home prices are falling and investor home purchases by state.
Methods and limits
- Credentials: Appraisal Subcommittee (ASC) National Registry, “Appraiser Credentials by State,” downloaded October 8, 2026. ASC says the counts reflect active credentials at the time of display and that states submit updates at least monthly. ASC hasn’t independently verified the information the states submit. Credentials aren’t people: one appraiser can hold several.
- History: ASC 2025 Annual Report, Appendix C, which gives year-end credential counts since 1992 and monthly totals with an estimate of distinct appraisers (±5%) since 2022. The registry doesn’t publish past state-by-state counts, so this page saves a dated state snapshot each time it refreshes. That will allow state-level change in future editions.
- Per 100,000 residents uses the Census ACS 2024 one-year population.
- Loans: HMDA Data Browser (CFPB/FFIEC), all originated loans (any purpose, including home equity and refinance) reported for each state in 2021, 2023 and 2025. HMDA covers most but not all lenders.
- Payroll jobs: BLS QCEW, NAICS 531320 offices of real estate appraisers, private ownership, annual averages for 2024 and 2025.
- Businesses: Census Nonemployer Statistics 2023 (NAICS 53132) and County Business Patterns 2023 (531320).
- Pay: BLS Occupational Employment and Wage Statistics, May 2025, occupation 13-2020 property appraisers and assessors (employees only, including government assessors).
Sources
- Appraisal Subcommittee, National Registry (credentials by state) and ASC 2025 Annual Report
- CFPB/FFIEC HMDA Data Browser (API)
- BLS Quarterly Census of Employment and Wages (open data files)
- Census Nonemployer Statistics and County Business Patterns 2023 (API)
- BLS Occupational Employment and Wage Statistics, May 2025 (API)
- Census American Community Survey 2024 one-year population (API)
Cite this data
Reporters and bloggers may use these numbers and charts. Please credit StartBusinessByState and link to this page.
Source: StartBusinessByState, “Appraisers by State: How Many Are Left, and Is There a Shortage? (2026),” https://startbusinessbystate.com/appraisers-by-state/ (updated October 8, 2026).
FAQ
How many real estate appraisers are there in the U.S.?
The federal appraiser registry listed 87,439 active credentials on October 8, 2026. Because many appraisers are credentialed in more than one state, the registry estimated about 65,857 distinct appraisers at the end of 2025.
Is there an appraiser shortage?
The number of credentials has fallen 28.0% since the 2007 peak and kept falling in 2024 and 2025. Lending has also fallen: there were 78 loans per credential in 2025, vs 173 in 2021. Whether there are too few appraisers depends on the area and on loan volume, which can rise quickly when rates fall.
Which state has the most appraisers?
California has the most active credentials (6,958), followed by Florida (5,968) and Texas (5,529). Per resident, District of Columbia ranks first, partly reflecting appraisers from neighboring states who also hold credentials there (ASC counts credentials, not people).
How much do appraisers make?
Salaried property appraisers and assessors earned a median $67,960 in May 2025 (BLS). Self-employed appraisers aren’t in that figure. Census reports that appraisal businesses with no employees averaged $58,403 in receipts in 2023, before expenses.
Where is this data from?
The Appraisal Subcommittee National Registry and its 2025 annual report, HMDA loan records, BLS QCEW and OEWS, and Census business and population data. All of it was pulled from official sources by script.
Last updated October 8, 2026 by StartBusinessByState.