LA Value ProLos Angeles County desktop appraisals

Los Angeles County desktop appraisals for estates, trusts, and family transfers

Certified fair-market values for single-family homes and condominiums, as of today, a date of death, or any past date. Used for step-up in basis, trust administration, gift tax, Prop 19 transfers, and divorce.

Request an appraisalSee how it works

Reports from $299. No inspection to schedule. Signed by Brian Ward, license AR036053.

How a date-of-death value resets tax basis
Step-up in basis illustration A home's market value rises over the years. Its tax basis stays at the purchase price until the owner's death, then steps up to the market value on the date of death. Gain before the death is generally not taxed to heirs. Purchase Date of death New basis Years of ownership
  • Market value of the home
  • Tax basis: the purchase price, then the date-of-death value
  • Appreciation before death, generally not taxed to heirs
Appraiser
Brian Ward, license AR036053
Coverage
144 LA County cities and communities
Properties
Single-family homes and condos
Fees
$299 Basic, $449 Standard
Delivery
3+ business days

Why heirs and trustees order a date-specific value

An inherited home's tax basis generally becomes its fair market value on the date of death. That one number decides how much gain is taxed when the home is sold, how trust shares are balanced, and whether a family buyout is fair, so it deserves more than an online estimate.

What a desktop appraisal is, and why it fits estate work

A desktop appraisal is a complete appraisal analysis without a site visit. We draw on county records, multiple listing service history, and the photos you send, then analyze comparable sales from the right period and reach a supported opinion of value under USPAP. No one has to unlock a vacant house or coordinate access with family members.

When a desktop report is the right choice

How a request becomes a signed report

Four steps, all by email and online forms.

  1. Send the request

    Use the order form to give us the address, the purpose, and the date the value is needed for. It takes about three minutes and commits you to nothing.

  2. We confirm and invoice

    Within one business day we confirm the property qualifies for a desktop report, confirm the fee, and email a secure online invoice.

  3. Pay and share photos

    Once the invoice is paid, the assignment starts. We ask for photos of the home, and for past dates, anything that shows its condition then.

  4. Receive the signed report

    The finished appraisal arrives as a PDF in 3+ business days, ready for your CPA, attorney, or file.

Two reports, one standard of analysis

Both reports use the same research and comparable sales analysis. The Standard report shows more of the work, which CPAs and multi-beneficiary trusts usually want.

Fees per property. A secure online invoice is sent after we confirm the request.
Standard DesktopRecommendedBasic Desktop
Fee$449$299
Best forCPA files, trusts with several beneficiaries, gift tax returns, and any value that may be reviewed later.Simpler estates and family decisions where a concise, fully supported value is enough.
Includes
  • Full written analysis of the comparable sales
  • Location map and comparable sale photos
  • Market conditions analysis for the effective date
  • Subject description from records and your photos
  • Signed certification and statement of assumptions
  • The same research and comparable sales analysis
  • Streamlined report format
  • Subject description from records and your photos
  • Signed certification and statement of assumptions
Delivery3+ business days3+ business days

Per property, the same for current and past effective dates. Full fee details

Coverage across Los Angeles County

144 cities and communities in twelve regions, from Malibu to Pomona and from Lancaster to Avalon. Predominantly rural parts of the county are outside our coverage.

Los Angeles homes under blooming jacarandas with the San Gabriel Mountains beyond

Find your city or community

The appraiser behind every report

Brian Ward has appraised Southern California homes since 2004 and holds a California Certified Residential Real Estate Appraiser license, number AR036053, issued by the California Bureau of Real Estate Appraisers. He researches, writes, and signs every LA Value Pro report himself and has served as an expert witness in family law and bankruptcy matters.

More about Brian Ward

Common questions

Will the IRS accept a desktop appraisal?

Federal tax rules call for a well-supported fair market value; they do not require that the appraiser inspect the interior. Certified desktop reports are widely used to document date-of-death values and stepped-up basis. Your CPA decides what support your particular return needs.

Which properties do you appraise?

Single-family homes and condominiums, including townhome-style condos, in our Los Angeles County coverage area. We do not take 2–4 unit buildings, vacant land, commercial or mixed-use property, or homes under construction. If you are unsure, send the request and we will tell you.

What is the difference between Basic and Standard?

Both use the same research and comparable sales analysis and reach a fully supported value. The Standard report adds a location map, comparable sale photos, a market conditions analysis, and a fuller written explanation, which CPAs and trusts with several beneficiaries usually prefer.

Can you appraise a home as of a date in the past?

Yes. Retrospective values as of a date of death, a gift, a transfer, or a date of separation are routine, and they cost the same as a current-value report.

All questions

Ready to request an appraisal?

Send the address and the date the value is needed for. We confirm the property and the fee within one business day; the report is delivered in 3+ business days.

Request an appraisalCompare the two reports