Tio S. DiFederico, MAI
Nicholas W. Bennett

Real Estate Appraisal


I am a life-long resident of Las Vegas.  I graduated from the University of Nevada, Las Vegas (UNLV) with a Bachelor of Science in Business Administration as a Finance Major.  I obtained a real estate license in the 1984 and began appraising real estate in 1986 with Shelli L. Lowe & Associates.  In 1999 Shelli Lowe & Associates joined several other premier appraisal firms across the country to form a network of appraisal expertise to serve national and international clients; Integra Realty Resources (IRR).  This national exposure provided me an opportunity to appraise a full range of properties and to interact with leaders in the appraisal and business community.  I was typically entrusted with the most complex assignments and became qualified by the courts to testify in litigation as an expert in the appraisal of vacant land, residential, apartment, office, retail, industrial and hotel casino properties.  In 2009 I formed The DiFederico Group. 

I am a Certified General Appraiser in the State of Nevada (Certificate Number A.0000150-CG) and earned the MAI designation from the Appraisal Institute (MAI No. 12567).  I am an appointed member of the Clark County Board of Equalization (BOE) and previously served as the President and Vice President for the Las Vegas Chapter of the Appraisal Institute.


I was born and raised in Las Vegas and graduated from Bishop Gorman High School.  I attended the University of Nevada, Reno and graduated with a Bachelor of Arts degree from the Reynolds School of Journalism with a minor in English. 

I returned to Las Vegas and worked in the Total Rewards program at the Rio All-Suite Hotel & Casino and was promoted to Harrah’s Entertainment, Inc. as the company’s responsible gaming analyst.  I was involved with overseeing the implementation of the company’s responsible gaming programs, development of employee training and information technology to support Harrah’s responsible gaming policy.   

In November 2005, I joined Integra Realty Resources (IRR) under the guidance of Shelli L. Lowe, MAI and Tio S. DiFederico, MAI.  In 2009, I joined Mr. DiFederico’s company, the DiFederico Group.  During my tenure with IRR and currently with the DiFederico Group, I have appraised numerous office buildings, apartment complexes, retail developments, taverns, restaurants, convenience stores, gas stations, schools, industrial buildings, government facilities, historical properties, cell sites, billboard sites and vacant land.  These include portions of Nellis Air Force Base, Creech Air Force Base, U.S. Department of Veterans Affairs properties and the Federal Courthouses in both Northern and Southern Nevada for the General Services Administration.  I have appraised property all over the state of Nevada, including in Las Vegas, Reno, Carson City, Pahrump, Laughlin, Mesquite, Sandy Valley, Moapa Valley and Mount Charleston.  In addition, I have performed appraisal reviews on various property types.   

In 2011, I joined the committee to create the Las Vegas Market Symposium.  This annual event brings together multiple experts in the real estate industry to share their insights regarding the state of the market.  The panelists discuss the current and future trends of the Las Vegas real estate markets including office, retail, land, industrial and residential areas.  In 2012, I became chairman of the committee.  Nicholas Bennett has chaired this symposium every year since.

Properties Appraised


Tio S. DiFederico, MAI, has appraised office buildings, business parks, apartment complexes, shopping malls, taverns, restaurants, night clubs, cell sites, billboard sites, water rights and special use properties.  These include the Groom Mine overlooking Area 51, the Las Vegas Motor Speedway, the Henderson Executive Airport and the site of the proposed Ivanpah Airport.  Mr. DiFederico has also appraised the Summerlin, Kyle Canyon and Tuscany Master-Planned Communities.   

Mr. DiFederico's appraisal experience also includes appraisals of hotel casinos.  These include: The Riviera Hotel Casino, The LVH – Las Vegas Hotel & Casino, Horseshoe, Lady Luck, Dukes, Golden Phoenix and the ground leases for the Texas Hotel Casino, Eastside Cannery, Buffalo Bills, Primm Valley and Whiskey Pete’s in Nevada; the Isle of Capri in Louisiana, the Aztar Casino in Missouri and the Twin River in Rhode Island, as well as proposed hotel casinos in Macau and Puerto Rico.  While serving on the BOE, Mr. DiFederico has analyzed and valued over a hundred hotel casinos in Clark County.  

Mr. DiFederico has been hired by both Clark County and lenders to analyze leasehold and sandwich leasehold positions involving Clark County's ground leases in the area referred to as the Co-operative Management Area (CMA).  Mr. DiFederico was also selected by Clark County to help them analyze the value of modifying the CMA restrictions and in 2017 was selected by the State of Nevada’s Real Estate Division to be a member of their Appraisal Advisory Review Committee.  His function on that committee was to complete Standard 3 Reviews for reports that are being considered by the State for disciplinary action. 

Litigation Experience


Mr. DiFederico has extensive litigation experience involving fee and partial takings, as well as permanent and temporary construction easements. Mr. DiFederico has also completed numerous assignments involving air rights takings and ground leases.  Mr. DiFederico completed these assignments for both property-owners and government agencies.  In addition, Mr. DiFederico has completed assignments involving partnership disputes, bankruptcies, estate valuations and partial interests.


United States Federal Court

 United States Bankruptcy Court – District of Nevada 

Clark County District Court

 Clark County Board of Equalization

 Various Arbitration Courts



Tio S. DiFederico, MAI, has completed the Appraisal Institute’s Litigation Professional Development Program curriculum; passed the exams and is listed on the Appraisal Institute’s Litigation Professional Registry.


Tio S. DiFederico, MAI

7641 W. Post Road, Las Vegas, NV 89113

(702) 734 3030 EXT. 1


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8:00 am – 5:00 pm


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