[ONdad]

You should get the appraisal done by an actual appraiser and tell them that it's for a common-law marriage break-down. They'll be very thorough and the appraisal will stand up in court. The appraisal will cost around $3-400, but it sets you on very firm ground for valuation and, as an added bonus in your case, they tend to appraise conservatively so that they can be sure the selling price would meet the valuation.

Real estate agents tend to value homes higher than appraisers, because they want you to get excited at the value and list it with them.

I'd also make any offer take into consideration selling commission, legal fees, and any closing costs that you'd have to pay if you were to dispose of it. If it comes out that there's no equity left, point that out to her. If that's the case, I'd make the offer that she pays for half the costs of selling.

So, if the house cost $200,000 and you put down $20,000 and the house is appraised at $210,000, I'd point out that, if you sold the house, you'd net $210,000-$10,000(RE fees)-$3000(closing costs)-$20,000(your down payment) = $177,000. After 11 months, your mortgage wouldn't be down to $177,000, so there's no equity left to share. If your mortgage is at $176,000, she gets $500, or half the equity.