Pico Rivera home and condo appraisals for estates, trusts, and taxes
Postwar homes on the river plain below Whittier Narrows
Pico Rivera incorporated in 1958, joining the former farm communities of Pico to the north and Rivera to the south on the plain between the Rio Hondo and the San Gabriel River. Owner-occupied single-family homes predominate, and heirs, trustees, and probate attorneys regularly need date-of-death values, Prop 19 assessments, and buyout figures.
- Location
- Pico Rivera is an incorporated city in the Gateway Cities region of Los Angeles County
- ZIP codes
- 90660
- Properties
- Single-family homes and condominiums
- Fees
- $449 Standard Desktop, $299 Basic Desktop
- Delivery
- 3+ business days
Homes in Pico Rivera
Builders arrived after the Second World War, and postwar single-family houses make up much of the city's residential area. Additions, patio enclosures, and rear units are common on single-family lots, and owner-occupied homes make up most of the housing. The Ford assembly plant that operated from 1958 to 1980, later used by Northrop, was demolished in 2001, and the Pico Rivera Towne Center now anchors Washington Boulevard.
What moves value in Pico Rivera
Freeway access, including the 605 along the southeastern edge, supports demand from commuting buyers. Within Pico Rivera, value turns on lot size, condition, added living area, and proximity to industrial uses, the river channels, and busy arterials such as Rosemead Boulevard. Condominium and townhome sales are analyzed as their own segment.
Neighborhoods and tracts
- Pico
- Rivera
- Ranchito
- Montebello Gardens
- Whittier Junction
Local reference points: Smith Park on Rosemead Boulevard, Rivera Park, Pico Park, Rio Vista Park, the Pico Rivera Sports Arena, and the Pico Rivera Towne Center are familiar reference points, with the Whittier Narrows flood-control basin to the north.
Appraisal considerations in Pico Rivera
Pico Rivera sits downstream of Whittier Narrows Dam, which the Army Corps of Engineers said in 2017 no longer met its tolerable-risk guidelines, so we review current FEMA flood-zone status parcel by parcel. Homes near the river levees, the 605, or industrial corridors may need a location adjustment. Rear units and converted garages appear often enough that we confirm permit status before assigning contributory value.
Does the Whittier Narrows Dam issue affect what my father's Pico Rivera home was worth?
Only to the extent buyers reacted to it, and sales data is the test. We compare sales on streets with similar flood-zone status and distance from the river channels around the effective date, and we note the parcel's FEMA designation in the report. For most interior blocks, size, condition, and lot utility remain the larger value drivers.
Reports we prepare for Pico Rivera 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 Pico Rivera 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.