Glendale home and condo appraisals for estates, trusts, and taxes
Canyon hillside homes, historic districts, and a large condominium market
Glendale lies between Burbank and Pasadena, reaching from its downtown and the flatlands of south Glendale north through the Verdugo Mountains and San Rafael Hills into the Crescenta Valley. Incorporated in 1906, it is one of the county's larger cities, and probate attorneys, trustees, and families ask us to value everything from hillside houses to downtown condominiums for date-of-death, gift, and divorce purposes.
- Location
- Glendale is an incorporated city in the Burbank, Glendale & Crescenta Valley region of Los Angeles County
- ZIP codes
- 91201, 91202, 91203, 91204, 91205, 91206, 91207, 91208, 91214
- Properties
- Single-family homes and condominiums
- Fees
- $449 Standard Desktop, $299 Basic Desktop
- Delivery
- 3+ business days
Homes in Glendale
In south Glendale, which includes the former town of Tropico, many single-family homes were replaced by apartment and condominium buildings in the 1980s, and downtown high-rises and the Americana at Brand, opened in 2008, added more apartments and condominiums. Hillside neighborhoods such as Adams Hill in south Glendale and Chevy Chase Canyon in the San Rafael Hills hold single-family homes on sloping lots, and the city's historic districts protect concentrations of early houses, such as the Tudor Revival cottages of Cottage Grove at the foot of Adams Hill. Northern Glendale extends into the Crescenta Valley, taking in Verdugo City, Crescenta Highlands, and part of Montrose.
What moves value in Glendale
Downtown Glendale's offices, the Americana at Brand and the Glendale Galleria, and employers in animation and entertainment support steady demand, and the Glendale, Ventura, Foothill, and Golden State freeways give quick access across the region. Hillside homes with city or canyon views, houses in the historic districts, and condominiums in south and central Glendale form separate submarkets. Lot size, view, and distance from freeways and busy corridors account for much of the variation among detached houses.
Neighborhoods and tracts
- Adams Hill
- Rossmoyne
- Brockmont Park
- Tropico
- Chevy Chase Canyon
- Verdugo City
- Crescenta Highlands
Local reference points: Brand Park and Brand Library, the Alex Theatre, Forest Lawn Memorial Park, the Americana at Brand, and Deukmejian Wilderness Park are familiar landmarks.
Appraisal considerations in Glendale
Glendale has designated five historic districts, Rossmoyne, Brockmont Park, Royal Boulevard, Cottage Grove, and Ard Eevin Highlands, where design guidelines govern exterior changes, and individual properties may be listed on the Glendale Register of Historic Resources. Condominiums are compared with sales in the same or similar buildings after a review of HOA finances. Homes high in the Verdugo Mountains or San Rafael Hills raise fire-zone, grade, and access questions that flat-land sales cannot answer, so their comparables come from similar terrain.
Our Glendale house has a permitted ADU in back; does it add to the date-of-death value?
Usually, but the amount depends on the unit's size, condition, and what buyers have paid for similar properties. We confirm the permits through city records and give the most weight to sales of homes with comparable accessory units, explaining any adjustment in the report.
Reports we prepare for Glendale properties
Each is a certified desktop appraisal of a single-family home or condominium, as of a current or past date.
- Date-of-Death Appraisals
- Step-Up in Basis Appraisals
- Trust Administration Appraisals
- Estate Settlement & Estate Tax Appraisals
- Gift Tax Appraisals
- Prop 19 Parent-Child Transfer Appraisals
- Divorce & Date-of-Separation Appraisals
- Family Sale & Co-Owner Buyout Appraisals
- Retrospective Appraisals
Reviewed November 2026.
Need a value for a Glendale property?
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.