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frequently asked questions

We provide appraisal services across North & South Carolina, including: Horry, Georgetown, Charleston, Marion, Florence (SC) and Brunswick, Columbus, Pender, New Hanover (NC).

We appraise residential and commercial properties, including homes, condos, luxury & waterfront, retail, office, industrial, land, and special-use properties (venues, RV parks, churches, assisted living, and more).

Yes. Our appraisers hold Certified Residential and Certified General licenses, and we also offer reports signed by MAI-designated appraisers for complex assignments, or CVA for business valuations.

Yes. We are fully compliant with the new UAD 3.6 dataset, meeting all current lender and agency requirements.

An appraisal is a legally recognized, USPAP-compliant valuation.
A CMA is a price estimate and cannot be used for lending, legal, or tax purposes.

Typical turn times:
Residential: 3–7 business days
Commercial: 2–4 weeks (depending on scope)

Yes. We complete estate, divorce, IRS, litigation, and trust appraisals that are fully USPAP compliant.

Yes. We provide business valuation services through a CVA-designated appraiser for buy/sell, estate, divorce, and SBA needs.

All reports comply with USPAP, FIRREA, Yellow Book (when applicable), and IRS guidelines.

Call, email, or submit our online form. We’ll provide a clear scope, fee, and timeline before starting.

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Gray Singleton

Certified Residential Appraiser - Appraiser

Gray Singleton is a lifelong Myrtle Beach resident who grew up immersed in the hospitality industry, spending his high school and college years working in his family’s resort, the Island Vista. Those early experiences instilled in him the values of hard work, service, and community connection. He attended the College of Charleston and later earned his Associate degree in Marketing from Trident Technical College, pairing practical business experience with formal education.

Gray is a certified residential appraiser who brings a steady, relationship-focused approach to his professional life while continuing to pursue his passion for playing guitar and performing with his local band, Ocean Forest.

David O’Flanagan

Certified General Appraiser - Senior Appraiser 

David O’Flanagan is a Senior Appraiser with Long Bay Valuation and Advisory, providing valuation services to lenders, attorneys, developers, and investors. He earned a Bachelor of Science in Business Administration with a concentration in Economics from Coastal Carolina University in Spring 2016 and began his real estate analysis and valuation career that same year.

Since earning his Certified General credentials in 2020, his appraisal experience has covered a broad range of asset classes, including office properties (single- and multi-tenant, medical and traditional), retail properties (single- and multi-tenant), shopping centers, self-storage facilities, restaurants (quick-service and full-service), warehouses and flex buildings, condominium projects, subdivision analyses, and commercial, residential, industrial, and agricultural land, and single-family residences. He also has expertise valuing going-concern interests in golf courses, miniature golf courses, convenience stores/petroleum outlets, car washes, hospitality properties, and related management contracts. Since becoming licensed, he has appraised approximately one billion dollars in real estate and going-concern assets.

Randolph White

Certified Residential Appraiser - Appraiser

Randolph White is originally from Hemingway, SC, and graduated from Coastal Carolina University in December 2015 with a Bachelor’s degree in Economics. He began his career in real estate valuation in June 2016, and continues to contribute his knowledge, experience, and commitment to excellence throughout the Coastal markets.

Devan Toledo

Certified General Appraiser - Senior Appraiser 

Devan Toledo is a Certified General Commercial Real Estate Appraiser with experience in valuation since 2020 and a broader background in real estate analysis dating back to 2015. He has completed appraisal assignments across multiple markets nationwide involving a wide range of property types including commercial, mixed-use, specialty properties, land, and income-producing assets.

Devan earned a Bachelor of Science in Business Administration with a concentration in Economics from Coastal Carolina University in 2015, after completing coursework in Economics at the University of South Carolina. His professional background includes market research, valuation analysis, and mortgage underwriting support for regional and national lenders.

In addition to his professional work, Devan serves on staff as a Creative Arts Assistant at Carolina Forest Community Church, supporting technical and creative ministries. He lives locally with his wife, Amber, and their two children, Liam and Sydney-Grey.

Andrew Johnston

Certified Residential Appraiser - Appraiser

Andrew “Drew” Johnston was born in Buffalo, New York and raised in Steubenville, Ohio before moving to Myrtle Beach in 7th Grade. He graduated from Carolina Forest High School in 2010 and attended Horry Georgetown Technical College, earning an Associates in Arts degree, then attending Coastal Carolina University, earning a bachelor’s degree in finance. During college he served as head coach and assistant coach to the Carolina Forest JV and Varsity soccer teams.

Drew has worked in real estate analysis since August 2017 and became a Certified Residential Appraiser in October 2024 with plans to pursue his Certified General License.

Doug Gray

Certified General Appraiser - Senior Appraiser

Doug Gray graduated from the University of Cincinnati in 2007 with a degree in Finance and Real Estate. In college, Doug was highly active in the Pi Kappa Alpha fraternity and student government and devoted a large amount of time to volunteering and intramural sports.

A lifelong resident of Cincinnati, OH, Doug moved to the Lowcountry in 2010, where his entire immediate family now lives. His early career was spent in corporate finance, and he transitioned into valuation in 2015. Doug is a Senior Appraiser at Long Bay, holding the Certified General credential, and currently pursuing the MAI designation.

Doug has two kids, regularly attends Palmetto Point Church, and frequents the gym as often as he can. Doug also enjoys surfing, boating, wakeboarding, skiing, and rooting for his Cincinnati Bengals.

Grayson Elliott

Certified Residential Appraiser - Appraiser

Grayson Elliott is originally from Charleston, South Carolina, and proudly serves clients throughout the state. She graduated from Coastal Carolina University in 2024 with a Bachelor of Science in Management, a minor in Commercial and Investment Real Estate, and a GIS certification. Grayson began her career with SiteTech in 2022 as an intern and has since progressed to become a Certified Residential Appraiser. Her strengths in valuation analysis and market research are reflected in her quality of work. Outside of work, Grayson enjoys participating in local church events and staying involved in her community.

Clarissa Conover

Certified General Appraiser - Appraiser

Clarissa Conover is originally from Valley Forge, Pennsylvania, and has lived in Conway, South Carolina since the 7th grade. She graduated from Coastal Carolina University in 2018 with a degree in Finance. Clarissa has worked in real estate valuation for over seven years, bringing strong market knowledge and analytical experience to her work.

Aaron Beall

Licensed Appraiser - Appraiser

Aaron Beall is from Conway, South Carolina, and is a Licensed Residential Appraiser. His valuation career began as a data analyst in 2021, later joining Long Bay Valuation and Advisory, where he brings his analytical background to residential appraisal services. Aaron has served as a youth director at his church for nearly a decade and currently serves as a youth director at the state level. He has also been a musician for nearly 15 years, which reflects his creativity and long-term commitment to his interests.

F. Blynn Beall, MAI

Certified General Appraiser - Chief Appraiser

Blynn Beall began appraising in 2010 and earned his MAI designation in 2019. He grew up in Myrtle Beach and had a front-row seat to the growth and transformation of the Grand Strand, giving an understanding of local trends and neighborhood dynamics that data alone may not often reflect. This lifelong connection to the area also includes strong relationships with many of the area developers, brokers, lenders, and other professionals, helping him deliver appraisals that reflect the full context of the market.

Blynn is also actively engaged in the appraisal community, regularly attending roundtable discussions with chief appraisers from across the country, where ideas and challenges are shared along with relevant changes in the industry to stay informed about best practices and evolving expectations. He also presents multiple market updates each year to banks and local groups, providing insights that help their teams understand the current real estate climate and make better-informed decisions.

As Chief Appraiser, Blynn brings a balance of technical expertise, local knowledge, and industry collaboration that adds value to the Long Bay team.