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Nelson Boswell, Jr., JD, SRA

Certified Residential Real Estate Appraiser RD403
Certified General Contractor 1518838 FL
Licensed Real Estate Broker 437493 FL
Juris Doctor Degree

Expert Witness Qualified Florida State Court & U.S. District Court for the Middle District Florida
Expert Forensic Examination & Analysis Res Appraisal & All Property Types Construction Cost
Over 36 Years Experience in Real Estate Appraisal, Construction and Sales
Articulate Written & Oral Skill Explaining Deep Issues to the Fact Finder

No Obligation Pre-Consultation Phone Call
Very Detailed Pre-Retainer Bid Estimate
Simple One Page Fee Agreement



 Qualified Expert in State & Federal Courts Florida

Headquartered in Tampa, Florida
Experienced from North-West to South-East Florida
Real Estate Appraisals and Construction Cost Estimation
Where real estate value and/or loss in value is central to the cause of action

Highly Experienced & Recommended.

Always a non-advocating third party expert witness, however, always gives the client more than they expect.

If after the initial consultation, or well into the assignment, I find new considerations or issues, I stop and consult with you to see how you might want me to proceed.  If the new findings result in you wanting me to stop, I will do so, and refund fees received for work not performed.  I don't just proceed forward, knowingly delivering something you won't use.

I will consult with you for as long and as much as you need prior to you hiring me.  As a non-advocating expert I want to make sure I am the expert you need.  I want to make sure I understand the problem and articulate it back to you, possibly better than you can articulate it to me to begin with.  If you are seeking quotes from numerous experts, I will consult with you on how to get the most for least, before you hire me.  If it is best I refer you to somebody else, I will do that. 

My mandate is to help clients and prospective clients, from a non-advocating third party standpoint, to efficiently handle their cases, even if it means I might not be hired.  My end goal is to be an expert expert witness, not to get you to sign on the dotted line and send me a check.

Specialties Include, but are not Limited To:

Market Value
Retrospective Valuations
Forensic Appraisal Review
Repair/Remediation Cost Estimation
Diminution in Market Value Land and/or Buildings
Uniform Standards of Professional Appraisal Practice Compliance
 Appraisal Compliance issues per FIRREA and the Dodd - Frank Act

Involving construction defects, tile defects, catastrophic events, adverse conditions, professional liability, seller nondisclosure issues, etc., etc.

Professional Cost Reproduction, Remediation, Repair, Remodel, Reconstruction, Etc., Cost Estimation in Construction and Construction Defect Cases and Insurance Neutral Evaluation Cases*

As Well as 

 Appraiser or General Contractor Malpractice; Insurance Claim Repair Cost IssuesComplex High Dollar Value Residential Appraisal & Cost Estimation; Complex Commercial Cost & Repair Estimation, and Tax Appeal Issues especially where value diminution and/or construction issues are central to the issue

Services also include

Litigation Support, Trial Preparation, Deposition Preparation, Trial Strategy, Direct & Cross-Examination Consultation, and more.

More Qualifications - Click  ExpertWitness

 *Homeowner's insurance appraisal clause invoked by claimant and/or carrier in Alternative Dispute Resolution process. Especially where identification and estimation of repair, replacement, reconstruction or reproduction cost of damage to structure is central to the case.  We use and are very proficient in Xactimate Cost Estimation software, MSB Cost Estimation software, as well as many other types of construction cost estimating software.

Nelson Boswell, Jr., JD, SRA, President and CEO has over thirty-five years experience in the field real estate appraisal, as well as being an experienced Certified General Contractor and home builder in the state of Florida. He has experience in matters of construction that are rarely found in the appraisal industry.  He earned a law degree in late 2019 and graduated cum laude.  He can offer unique perspectives on appraisal assignments and problems relevant to the legal cause of action at hand where most appraisers can't come close.  Mr. Boswell is not a licensed attorney.  Yet.

Retrospective valuations involving market value issues, loss in market value issues and/or repair/remediation cost estimation in the past, especially in the distant past--and often one of a kind assignments--must be handled by an experienced expert appraiser/cost estimator.  Mr. Boswell is such an expert.  His real estate appraisals and construction cost estimates withstand vigorous peer review scrutiny and opposing counsel cross examination.  Each are very unique and made complex in their own right due to the amount of time that has passed from the date of the report (which is current) and the effective date of the appraisal (which is in the past).  The adversity affecting the real property, the amount of relevant data, assumptions, extraordinary assumptions and any hypothetical conditions and other factors also effect the complexity of assignment.  Mr. Boswell has the requisite experience to competently take on these assignments, and persuasively explain his findings to the fact finder.   

Whether by way of a written report or oral testimony, Mr. Boswell provides articulate expert explanation and experience in Cost Estimating, and Real Estate Appraisal. 

Mr. Boswell is available to consult and advise on the validity of an appraisal or cost estimate presented by defense or plaintiffs counsel.  

Forensic appraisal review, retrospective valuation, and cost estimate peer review - for cases involving professional liability, professional negligence, negligent misrepresentation, breach of contract, appraisal fraud, appraisal negligence, and insurance claims. 

Mr. Boswell's extensive experience includes a wide variety of appraisal & appraisal review assignments, cost estimation, remediation estimation and expert testimony. He is an expert in FIRREA Title XI Appraisal Regulations created in 1989 after the S&L Crisis and the new Dodd-Frank Act, Title XIV, Subtitle F, Appraiser Independence Regulations after the residential real estate collapse beginning in 2006 (and subsequent global economic bust 2007-2009); also an expert in the Uniform Standards of Professional Appraisal Practice (USPAP).  USPAP was first implemented in 1989 after the S&L Crisis in 1989.

Post Dodd-Frank, USPAP is the law and now has teeth.  Appraiser standard of care (USPAP) compliance or the lack thereof often becomes a central issue when appraisal touches anything, even before the issues of value or loss in value are explored.  

Mr. Boswell has done presentations and seminars for attorneys in matters concerning Appraisal Law, Appraisal Independence, USPAP, Review and Recourse for attorneys and their clients.

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Licenses Designations & Memberships:

  • Member Appraisal Institute - SRA designation,
  • State Certified Class General Contractor in the state of Florida #CGC 151838
  • State Certified Residential Real Estate Appraiser in the State of Florida #RD 0000403
  • Real Estate Brokers Lic. in the State of Florida #BK 437493.
  • Member Hillsborough County Bar Association,
  • Qualified Expert Witness US District Courts Northern and Middle District of Florida
  • Qualified Expert Witness in Hillsborough, Pinellas and Pasco County, Florida
  • Qualified Expert Witness in the Middle District of Florida Bankruptcy Court
  • Member National Association of Realtors,
  • Member Florida Association of Realtors,
  • Member of the Greater Tampa Association of Realtors,
  • Nelson Boswell, Jr., has a Bachelors degree in Business Finance with a concentration in real estate finance from the University of South Florida and a Juris Doctor from WMU-Thomas M. Cooley Law School
  • References are also wide and varied.
  • More Qualifications - Click  ExpertWitness