La Crescenta–Montrose home and condo appraisals for estates, trusts, and taxes
Foothill tracts climbing the Crescenta Valley toward the San Gabriel Mountains
La Crescenta–Montrose is an unincorporated area of about 3.4 square miles in the Crescenta Valley, bordered by Glendale to the south and west, La Cañada Flintridge to the east, and the Angeles National Forest to the north. Because its streets interlace with Glendale's and share the same mailing names, heirs and trustees often need help confirming jurisdiction before we value a long-held family home as of a date of death.
- Location
- La Crescenta–Montrose is an unincorporated community of Los Angeles County in the Burbank, Glendale & Crescenta Valley region of Los Angeles County
- ZIP codes
- 91214, 91020
- Properties
- Single-family homes and condominiums
- Fees
- $449 Standard Desktop, $299 Basic Desktop
- Delivery
- 3+ business days
Homes in La Crescenta–Montrose
The name traces to early settler Benjamin Briggs, who saw three crescent-shaped formations from his home, and Montrose began as a subdivision named by contest in 1913. Suburban building started with that subdivision and accelerated after World War II, leaving residential streets of detached houses that rise toward the mountains, with much of the valley floor above 1,500 feet. Apartments and condominiums also form part of the housing mix. The Foothill Freeway crosses the southern part of the area, and Foothill Boulevard runs east to west through the valley.
What moves value in La Crescenta–Montrose
Buyers are drawn by the foothill setting, mountain views on upper streets, and access to Glendale, Pasadena, and Burbank via the Foothill and Glendale freeways. Homes near the national forest boundary trade on views and privacy but carry more fire exposure, while houses near the freeway or along Foothill Boulevard draw a different response than those on quiet residential streets. Sales on the Glendale side of the line are often useful comparables because the neighborhoods are physically continuous.
Neighborhoods and tracts
- La Crescenta
- Montrose
- Pickens Canyon area
- Foothill Boulevard corridor
- Rosemont Avenue area
- Crescenta Valley Park area
Local reference points: Crescenta Valley Community Regional Park, Pickens Canyon Park, St. Luke's of the Mountains Episcopal Church on Foothill Boulevard, and Deukmejian Wilderness Park just over the Glendale line are local landmarks.
Appraisal considerations in La Crescenta–Montrose
Addresses with La Crescenta or Montrose mailing names may lie in Glendale or in unincorporated county territory, so we confirm jurisdiction from assessor and county records before reviewing zoning and permits. On upper streets near the Angeles National Forest, we review the state's fire hazard maps, and near canyon outlets or flood-control channels we look at flood and debris-flow exposure, a concern dating to the destructive 1934 New Year's flood. Houses backing onto the Foothill Freeway are matched with sales that share that exposure.
Mom's La Crescenta house might be in Glendale or county territory; does that change the appraisal?
Jurisdiction determines which zoning, permit, and building rules apply, so we confirm it at the start. The neighborhoods on either side of the line are physically continuous, so sales from both can serve as comparables, and the report notes any difference in rules that a buyer would weigh.
Reports we prepare for La Crescenta–Montrose 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 La Crescenta–Montrose 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.