The appraisal industry's #1 formfilling solution

Developing reports is the cornerstone of your business.  With more and more client demands, you need software that won't slow you down and actually saves you time.  More appraisers choose TOTAL because it's intuitive, stable, built for today's technology (it runs beautifully on Windows 10), and includes the features that save you the most time on every report.

WinTOTAL Aurora user? Get TOTAL free!  Learn more 

"I can't believe I struggled with unintuitive appraisal software for so many years.  TOTAL is just wonderful and is saving me 30 minutes on every report right out of the box. I'm sure it will save even more as I become more familiar with it."
— Patrick Bolen, Bolen RE Appraisals

You can't afford not to switch

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TOTAL's forms engine takes advantage of today's technology

Everything about TOTAL is engineered to be faster.  TOTAL's core engine was designed to fully exploit today's multi-core computers.  The program itself loads quicker, scrolls faster, and merges data quicker.  Try it side-by-side against whatever you're using now, on the same machine, and you'll see the difference.  Older products simply can't take advantage of multi-core, multi-threaded CPUs.

We follow a rapid development process in order to constantly and quickly release updates that improve the stability and performance of our software.  This keeps our tools compatible with the newest hardware rather than playing catch-up, like other vendors.  That means it works beautifully on your Windows 10 PC with multiple monitors, too.  Many of these updates regularly include new customer-requested features, sent through the feedback tool built right into TOTAL.


Eliminate data entry and go paperless with TOTAL for Mobile

Our completely free mobile app is the best way to save time on every report by gathering data and sketching.  TOTAL for Mobile eliminates manual data entry and resketching in the office.  Everything syncs seamlessly (without any fees) with your desktop copy of TOTAL so data flows directly into your report.  Plus, you'll reduce the need for return trips by having your digital sketch done on site.  Learn more about TOTAL for Mobile 


Unlimited location maps, flood, and census data (no per-use fees)

Other vendors charge appraisers on a per-map basis for location maps, or require flood map subscriptions to get any flood data.  We don't think you should be limited by your map data, or limit your map usage because you're afraid to get charged.  That's why every TOTAL Membership comes with truly unlimited location maps, including aerial and street maps, as well as unlimited flood data and census tracts with scrubbed addresses, community, and panel info.  Flood and census data is automatic too, meaning it flows into your report when you enter the property address.  You don't have to look anything up, check a website, or go beyond just typing the address.

With TOTAL's mapping options, you can literally see all of your database comps on one map, get driving directions from your office to any of them, and automatically input USPS data from all of the properties into your report.


A superior way to organize and manage your reports, contacts, and invoices

Your appraisal reports shouldn’t be saved and sorted like traditional documents.  You often need to access past reports quickly and don’t have time to remember file names.  With TOTAL’s Appraisal Desktop, you can easily search, sort, and display reports by address, borrower name, client name, inspection date, neighborhood, radius, amount paid, and dozens of other criteria.  Best of all, when you select a report, you’ll see immediate details without having to open the file – including a preview of the report, history of changes made, order information, the invoice, your Workfile, and To-Do items.  You can even deliver a report or export your invoice to QuickBooks right from the Appraisal Desktop.  It’s your central hub for managing everything related to your reports.


Fire up brand new reports in no time with SmartStart

If you like to just "get in and go," you'll love TOTAL.  Simply click "File", then "New", and you're off to the races.  Enter the subject address and enter as much (or little) information you want upfront.  From there, you can dive straight into your form or use SmartMerge to pull in data from old reports in a snap.  Unlike WinTOTAL Aurora, you don't have to fill out a detailed order form.

Have an office manager who starts reports for you?  They'd launch the Assignment PowerView, filling out the order information — client details, fees, addresses, etc. — and everything will flow in to the new report.

Either way, your workflow is completely up to you and you won't be hindered by complicated menus and details.


Easily manage assignments and get paid faster

The Assignment PowerView gives you quick access to everything related to your report — add or delete invoices in a click, see your order form with driving directions and a map, review instructions from the client, and more.  TOTAL even pulls in the census and FEMA flood data automatically.  And, your order forms are customizable (you choose which sections are included).

Ever had a client call asking you to resend your invoice? With TOTAL, you can send them a new PDF in two clicks.  You don't even need to open your e-mail client.


"I find TOTAL very easy to use.  It saves me time with all the features that speed up the reporting process.  For instance, I am amazed at the ease of sending a report.  If I have a client who wants an ENV file as well, I just go to the Send icon, click a few buttons, and off all the required formats go, which saves me a lot of steps over my former form filling company.

The Side-by-Side Comps are a real time saver as well and helps in final comp selection.  I try and use the keyboard shortcuts, which saves time.  I can't believe how much time the MOUSE takes over the keyboard.

Looking forward to more time saving features.  Keep up the good work."    — William Brush, William C. Brush Appraisals

Work with multiple monitors seamlessly

With TOTAL's modern multi-window architecture, you can open up multiple active windows on one appraisal — or on several different reports at a time — and work between screens effortlessly.  With one simple click, you can work in your forms on your main monitor while viewing your narrative addenda on the right monitor, your E&O on the left, and the comps database with MLS data on another.  Make a change in one window, and all the others update in real time.

"TOTAL is simply the best product I have seen from a la mode!"    — Mark Hamilton, Oracle Appraisals

"I tested a la mode, ACI, and NCV prior to deciding on a la mode.  TOTAL was the clear winner because of software functionality, integration with XSites, multiple monitor capability, and tablet applications.  a la mode has the best appraisal software platform hands down!"

— John M. Wilson, ADK Appraisal, LLC


Saving time is logically built into every part of your forms

Of course forms are at the core of your appraisal software.  That's why when we wrote TOTAL from the ground up, we paid careful attention to improving the speed and aesthetics of the Forms PowerView.  TOTAL eliminates many hassles like extra clicks and unnecessary data entry that add up to more time when working on reports.  For example:

  • Import multi-page PDFs in a click.  No more hassle of manually scanning and adding PDFs one at a time.
  • The Report Contents panel keeps all the forms in your report visible and instantly accessible.  Quickly add or remove forms, jump to a specific page, or rearrange everything in a click.  Simplified, consistent toolbars, menus, and dialogs eliminate extra mouse clicks and keystrokes.
  • Your QuickLists are more than canned comments.  Use them to fill in individual fields or entire sections of your report (like Neighborhood or Exterior Description) with a single click.
  • FreeForm UAD makes compliance a snap.  Enter data in the way you're most comfortable and TOTAL converts it to UAD format automatically for you.

"I just finished my first report and love the speed of TOTAL.  It's much easier to navigate the forms."    — Warren Turner, SRA

"Thank you, thank you, thank you for developing TOTAL!  We are very excited about the undocking feature, the Detailed View, SmartAdjust feature, and the new comp sorting feature.  We can see how TOTAL will help us shave time off each report."

— Mark and Robin Sibinski, Home Run Appraisals


Mistakes are a thing of the past

You’ve been there.  That heart-stopping moment of losing hours of work after making a mistake – like merging data into the wrong report and saving.  With TOTAL's Timeline, never worry about those errors again. 

TOTAL automatically saves copies of your report in various stages as you enter data, add and swap forms, merge data, or deliver.  Using Timeline, you can roll back your report to the version before you made any major change so you'll get right back to work.

"Timeline just saved my butt!  Now that is a cool feature.  After hours of work, I just overwrote a file by mistake.  Poof... hours of work gone!  Then I saw Timeline, selected a copy that had been saved just a few minutes before my dumb mistake.  And poof... hours of work restored!  I was back where I left off in no time."
— Cris Wilmes, Able Appraisal


Cut calculation time with integrated Worksheets

TOTAL's Worksheets are the single most powerful feature of any appraisal formfiller.  If you've worked with spreadsheets in programs like Excel, you know the value of being able to calculate data instantly.  But you then have to copy and paste that data into the correct places in your form.

Worksheets are built into TOTAL, so your calculations flow directly into your forms.  Create your own or use our ready-made 1004MC template to completely automate your Market Conditions Addendum.


Pull MLS data directly into your reports

Say goodbye to the frustrating task of copying and pasting data from your local MLS.  The MLS File Importer pulls the data from any text file exported from your MLS directly into your report.  Intuitive field mapping ingeniously places data into the correct fields.

Plus, you have total control over how the data goes in.  For example, if the MLS data uses "SF" for square footage, you can tell the importer to always replace that value with "Sq. Ft." The MLS File Importer works for comps, rentals, and listings.  Then, when you've finished your report, it's all saved into your Comps Database for future use.


Save time on previously used properties and ensure consistency

SmartAddress instantly alerts you to subject and comp properties you've used before so you can easily pull in prior data and check for inconsistencies.  Because it's automatic and pulls from all of your past data (and TOTAL auto-saves all your comps to your database), it's unlike anything you'll find in other appraisal software.

With one click, SmartAddress displays side-by-side all the previous versions of a property that you've used (not just the most recent).  This makes it easy to compare them and spot inconsistencies.  From there, you can merge in entire previous records or pick and choose which field data you want to add to your current report.  It's a huge time saver!


SmartAddress is a huge timesaver.  Check out what appraisers are saying:

"SmartAddress is probably the best upgrade I’ve seen since purchasing TOTAL."    — John D. Stokes, John D. Stokes & Associates

"SmartAddress is the best product in years.  I love it!"    — Will Neely, Neely & Associates, LLC

"When the Collateral Underwriter program was announced, I was very concerned about how I would ensure data consistency within my UAD-formatted reports.  Working in a small rural market means that I am constantly reusing the same comparables.  Now, with SmartAddress, I am confident that my UAD-formatted comparables are 100% consistent.  Every time.  SmartAddress is a must-have tool!  It has improved my workflow and saved me time."    — Clinton Cook, Cook Appraisals, Inc.


Saving time in the comps grid

Our popular Comps Side-by-Side PowerView shows all of your comps, rentals, and listings on one intuitive horizontally-scrolling screen.  Adding, editing, and removing comps is effortless, and you can drag and drop to reorder them at any time.

Adjusting comps has become more of a hassle since UAD, forcing you to keep a separate spreadsheet just to break down adjustments for items such as partially-finished basement or full and half baths.  Instead, use TOTAL's exclusive Detailed View, which breaks down each field into individual line-items.  For example, enter the finished basement sq ft and total sq ft, along with any rooms below grade, and adjust each one accordingly.  Best of all, these details, along with any unused comps, are saved to your Spectrum Digital Workfile in case you're questioned by auditors later.


Your auto adjuster turned up to 11

SmartAdjust is the only adjuster that handles both numeric and non-numeric adjustments, and does it for both UAD and non-UAD reports in one consistent interface.  You can use percentages, percentage per square foot, and dollars, all in conjunction with our unique text-based lookup tables.  What's a table? It's how you handle text stuff like "C1" versus "C2", tying adjustment factors to the different values automatically.

You'll save time on EVERY field in the grid — especially the compound UAD fields, like basement and bathrooms, which Detailed View automatically breaks out into separate line items for you to apply individual adjustment factors.  So, for bathroom count you'll see one SmartAdjust sub-line for the full baths, plus one for the half baths, and can adjust your factors separately for each.  The factors are applied to all the comps at once of course, and you can set all sorts of thresholds and parameters to keep it from going haywire.

You can even load and save different "models" of SmartAdjust tables and factors.  In a couple of clicks, you'll load your "Waterfront luxury" adjustment factor set, your "Rural acreage" set, and so on.


"Thank you for the percentage adjustment fields, which I utilize more than dollar amount fields.  PERFECT.  This works perfectly.  Also, the program opens FAST!  It's nice not to have to wait."    — Mark Peters, MDPeters Appraisals

"In my opinion, the adjustment grid is the most important feature in any appraisal software.  Adjusting effective age as opposed to actual age is more realistic to me and TOTAL  has taken this process and made it easier than in any previous version of a la mode formfilling software.  I also like being able to set parameters for all adjustments.  I really think TOTAL has simplified working in the adjustment grid."

— Robert Mossuto, B.N. Appraisals Inc

The most advanced Comps Database ever designed

After seeing TOTAL’s Comps Database in action, you’ll feel like other comps databases are in the Stone Age.  TOTAL’s new UAD-aware Comps Database uses our Spectrum Digital Workfile Architecture to integrate all the various data sources (prior reports, MLS data, public records, photos, notes, docs, and so on) into one comprehensive visual map- and grid-based view of your market.

It properly understands sales, rentals, and listings, and also captures "snapshots" of the past history events of every address that passes through it.  Click on a property on the map or grid, and you’ll see all of the historical events, by date and data source, for that address.  Choose any one of the sources to use as the data to push to the form, and even view the database info side-by-side with the current grid (a huge boost when pushing non-UAD data into a UAD grid).

Searching is world-class.  Simply "draw" on the map – you can even define odd-shaped neighborhood or market areas and save them for future use – and combine that visual boundary with IQ (Intelligent Query) to immediately find the most likely comps by default every time. IQ lets you specify re-usable ranges relative to the subject (within 90 days, +/- 10% GLA, etc.) and it applies them automatically.  Tweak the IQ items all you want, and add an unlimited number of database-specific custom queries on top of them too.  If it exists, you’ll find it.


Supercharged addenda writer – just like using a word processor

Unlike other formfillers, TOTAL's Addenda PowerView allows you to easily insert external items such as Word docs, PDFs, images, charts, and tables.

Text overflows to your addenda in the same sequence that the fields appear on the form, making it much easier for you and your clients to read.  For instance, in a complex area, the field on the form is too short for all of your market condition comments.  Once you run out of space, TOTAL "overflows" your text to the addenda.  Then, add a chart to support your conclusions in a click.  When your graph is nestled next to your commentary, your client will truly see the whole picture, and you'll get fewer questions.

The Addenda PowerView is completely customizable for your workspace too.  Keep it open on the right or the bottom of your form as a "split screen", or open it in its own window.  The days of toggling back and forth are over.


"Love the new format.  It's very convenient to be able to detach forms and addenda from the program so that I can work with them side by side.  All in all, I'm very impressed.  It's miles above the old program."    — Marcella Rodgers, Lee-Collier Residential Appraisals


Exceptionally simple yet powerful photo handling

After a day of inspections, the last thing you want to do is organize photos.  Photos PowerView and QuickPix Database put an end to this process.

Our QuickPix Importer pulls in thumbnails from your camera or PC for you to review and quickly pick which to use.  When you add a photo to a report, the property information is automatically added into the QuickPix Database for easy searching later by address, room type, neighborhood, and more.  From there, you can drop images straight onto your form without worrying about entering details.

You'll see everything in one modern PowerView that makes working with photos incredibly easy.  Finally, as you add photos to your form, they're precisely compressed to keep your report small while maintaining beautiful clarity.


Instant access to all your tools including DataMaster, Marshall & Swift, and more

You shouldn't have to exit your formfiller to launch other apps or sites that work with it.  That's why TOTAL has a built-in Dashboard.

Simply click the Dashboard button in TOTAL's toolbar.  From there, you'll have access to your appraisal apps without all of the extra clicks, browsing, or remembering how to launch a program.  See shortcuts for TOTAL Store-integrated products (DataMaster, Appraiser Genie, automated regression, etc.), Vault, marketing tools, databases, and more.  You'll even have quick access to your account details including support hours and phone number.

See all our integrated tools in the TOTAL Store 


Spot check your sketch against your data and photos

The Sketch PowerView was designed knowing that you may inspect properties a few days before you sketch it for the report.  You may not remember every minute detail, so we made it dead simple to have the rest of your report open for easy, unencumbered reference.

For starters, keep your sketcher running side-by-side with your form, so you don't have to flip back and forth to jog your memory about items such as bathroom counts.  Then, use the Sketch PowerView to see what the property looks like from the air, spot-check your floorplan shape, make sure your symbols match the photos, and verify room counts — just to name a few.  This is a huge timesaver, and only TOTAL has it.

And whether you're using our free TOTAL Sketch or another sketcher — Apex Sketch, RapidSketch, or PhoenixSketch — everything is impeccably integrated through the TOTAL Store.


"LOVE the Bing Maps and photos right next to the sketch!  Nice."    — Robyn Walker, Alexander Appraisal

"Man, wow.  I have been waiting for something to be presented like this.  TOTAL is it.  It's exactly what I wanted.  Thank you."

— Justin Williams, Appraise It

Ditch your paper notes and scattered to-do lists

You probably have at least one list of items that you check in every report.  Use the Notes PowerView instead.  It keeps you focused, paperless, and USPAP compliant by storing all of your notes and tasks in your report's Digital Workfile.

To start, instructions and client requests are pre-filled from your Assignment PowerView.  Then, you'll stay on track by creating To Do Lists and checking items off as you work through your report.  You can even save To Do Lists for future use and trainees, which cuts down on review time and mistakes.  And, as QuickNotes (digital sticky notes) are added to your form, they show up in the Notes PowerView where they can be reviewed, edited, and printed.

Nothing in the notes shows up in the final report either.  So if you call the listing agent with contract questions, you can simply notate the conversation in the My Notes tab.  Your discussion will be stored privately and permanently within your report's Digital Workfile.


"I just wanted to comment on the new To Do List in the Notes PowerView.  This is one of the best features I have ever seen.  I had a similar worksheet in Excel, but it was far less efficient, since it wasn't an actual checklist and I didn't create a new file for each appraisal.  I just duplicated the items on my list in the new To Do List and set up several templates for the various appraisal types (SFR, condo, FHA, etc.)  Having this new To Do List built into the forms software (but un-docked on a separate monitor) is keeping me on track and preventing me from jumping around in the write up process.  I also add file-specific items to the list as I think of them, so I don't lose my thought OR my momentum when writing a report.  Well done… thank you!"    — Jason Fischman, IFA, Appraisal Evaluations, Inc.

Go paperless without a second thought

The appraisal process is clear: First you research, then you analyze, and then you write your report.  Unfortunately, other software skips the first two steps completely. 

TOTAL ties together pre-inspection notes and research, assignment data, e-mails, MLS data, comps searches, photos, comps adjustment criteria, onsite inspection data (even including voice notes), and more, all into the same digital file that contains the final appraisal.  That's because our Spectrum Digital Workfile Architecture is at the core of how TOTAL manages data. 

Simply browse and select, drag and drop, or paste any file into the Workfile.  TOTAL also adds files automatically, such as the delivered PDF, comps that didn't make the cut, and TOTAL for Mobile inspection data.  Everything is saved with your report and easily flows into Vault or your other digital storage.  Later, if questioned by an underwriter or auditor, easily open your Workfile from the cloud instead of sifting through e-mail clutter or expensive paper filing cabinets.


"My first impression of TOTAL was how fluid the program works. In just two days of use, I had customized the software for my specialized purpose.  Every file is different and TOTAL allows you to make changes without re-inventing the wheel or making painstaking repeats of duplicative steps.  This software also allows use of my multiple monitor setup for a highly-productive report writing structure.  And, I can see all my comps at one time, something I could not do before.

Once you have tried it, you will never want anything else.  I recently switched to TOTAL after being with another company for 15+ years.  TOTAL has everything I have been patiently waiting for from my other software company for a long time.  I will miss my friends over there, but not the software."    — Terry Kennington, River Valley Appraisal

Flexible E&O PowerView makes compliance simple

With TOTAL's E&O PowerView you can see warnings side-by-side with your form or in a separate window.  This makes it easy to catch errors and make changes and dramatically reduce revision requests.  UCDP Hard Stops as well as potential Collateral Underwriter flags are clearly marked so you can’t miss them.  Simply double click any error message to jump right to that area of the form and fix it. 

Rules are customizable for non-UAD warnings too.  For example, when your comp age differs by more than 30%, but most of your appraisals are new construction, you can exclude that rule from the warning list.  It's extremely flexible.