# LA Value Pro

> LA Value Pro (lavaluepro.com) provides certified desktop appraisals of single-family homes and condominiums across Los Angeles County, California, for date-of-death and step-up in basis, trust and estate administration, gift tax (Form 709), Prop 19 parent-child transfers, divorce and date-of-separation values, family sales, and other retrospective (past-date) valuations. Reports are prepared and signed by Brian Ward, California Certified Residential Real Estate Appraiser (license AR036053), who has appraised Southern California homes since 2004.

## Key facts
- Service: desktop residential appraisal (no site visit; public records, MLS data, client photos, comparable sales analysis under USPAP)
- Properties: single-family homes and condominiums only (not 2–4 units, land, commercial, or mixed-use)
- Coverage: 144 cities and communities in Los Angeles County; predominantly rural areas (unincorporated Antelope Valley, Acton, Agua Dulce, Santa Monica Mountains canyons) are not covered
- Fees: Standard Desktop $449; Basic Desktop $299; same fee for current and past effective dates
- Turnaround: confirmation and invoice within one business day; report in 3+ business days
- Ordering: online request form at https://lavaluepro.com/order; email contact@lavaluepro.com
- Appraiser: Brian Ward, California Certified Residential Real Estate Appraiser, license AR036053 (California Bureau of Real Estate Appraisers)
- Related: LA Value Pro is the Los Angeles County service of Brian Ward Appraisal (https://www.brianward.com); statewide desktop date-of-death appraisals at https://date-of-death.com/
- Not provided: legal or tax advice

## Report tiers
- Standard Desktop: $449 per property. Best for CPA files, trusts with several beneficiaries, gift tax returns, and any value that may be reviewed later.
- Basic Desktop: $299 per property. Best for Simpler estates and family decisions where a concise, fully supported value is enough.

## Appraisal services
- [Date-of-Death Appraisals](https://lavaluepro.com/appraisals/date-of-death): The fair market value of a home on the day its owner died, for basis records, trust accounting, and estate files.
- [Step-Up in Basis Appraisals](https://lavaluepro.com/appraisals/step-up-in-basis): Documents the new tax basis of an inherited home so capital gains or rental depreciation are calculated correctly.
- [Trust Administration Appraisals](https://lavaluepro.com/appraisals/trust-administration): A neutral value for successor trustees who must account to beneficiaries, distribute property, or arrange a buyout.
- [Estate Settlement & Estate Tax Appraisals](https://lavaluepro.com/appraisals/estate-settlement): Values for executors and administrators settling an estate, filing Form 706, or deciding whether to sell or distribute a home.
- [Gift Tax Appraisals](https://lavaluepro.com/appraisals/gift-tax): Fair market value on the date a home or an interest in one is given, prepared for Form 709 reporting.
- [Prop 19 Parent-Child Transfer Appraisals](https://lavaluepro.com/appraisals/prop-19): Checks the market value that drives the Prop 19 property tax calculation when a parent's home passes to a child.
- [Divorce & Date-of-Separation Appraisals](https://lavaluepro.com/appraisals/divorce): A neutral market value of the family home, current or as of the date of separation, for settlement and buyouts.
- [Family Sale & Co-Owner Buyout Appraisals](https://lavaluepro.com/appraisals/family-sale): Fair market value for sales between relatives, sibling buyouts of inherited homes, and dividing co-owned property.
- [Retrospective Appraisals](https://lavaluepro.com/appraisals/retrospective): Value as of any past date: a gift, a transfer into a trust, a date of separation, or the start of a tax year.

## Core pages
- [Fees](https://lavaluepro.com/fees)
- [How it works](https://lavaluepro.com/process)
- [What a desktop appraisal is](https://lavaluepro.com/desktop-appraisals)
- [FAQ](https://lavaluepro.com/faq)
- [About Brian Ward](https://lavaluepro.com/about)
- [Request an appraisal](https://lavaluepro.com/order)
- [Full text for AI systems](https://lavaluepro.com/llms-full.txt)

## Guides
- [What photos to send for a desktop appraisal](https://lavaluepro.com/guides/photos-for-a-desktop-appraisal): A practical checklist of the photos and documents that make a desktop appraisal of a Los Angeles County home or condo accurate, including for past dates.
- [Inheriting a home in Los Angeles County: the paperwork that usually follows](https://lavaluepro.com/guides/inheriting-a-home-in-los-angeles-county): The filings and decisions that usually follow when a Los Angeles County home passes to heirs or a trust: recorder and assessor forms, Prop 19, and basis appraisals.
- [Desktop or traditional appraisal: which does your situation need?](https://lavaluepro.com/guides/desktop-vs-traditional-appraisal): When a desktop appraisal is the right fit for an estate, trust, gift, or divorce in Los Angeles County, and when an inspection-based appraisal is the better choice.

## Coverage areas by region

### Westside & Malibu
- [Santa Monica](https://lavaluepro.com/areas/santa-monica): Beach city of Craftsman cottages, estate lots and converted condominiums
- [Beverly Hills](https://lavaluepro.com/areas/beverly-hills): Tree-lined Flats, Trousdale hillside moderns and South of Wilshire condominium streets
- [West Hollywood](https://lavaluepro.com/areas/west-hollywood): Compact city of period apartment buildings, condominiums and small-lot houses
- [Culver City](https://lavaluepro.com/areas/culver-city): Studio-era city of bungalow tracts, hillside streets and condominium complexes
- [Malibu](https://lavaluepro.com/areas/malibu): Coastal city of beachfront strands, bluff-top estates and canyon homes
- [Brentwood](https://lavaluepro.com/areas/brentwood): Canyon estates, Brentwood Park's broad lots and small-lot Brentwood Glen houses
- [Pacific Palisades](https://lavaluepro.com/areas/pacific-palisades): Bluff-top and canyon neighborhoods above the Pacific, rebuilding after the 2025 fire
- [Bel Air](https://lavaluepro.com/areas/bel-air): Gated estate lots and winding hillside streets climbing toward Mulholland Drive
- [Westwood](https://lavaluepro.com/areas/westwood): Janss-era homes, UCLA housing and the Wilshire Corridor's condominium towers
- [West Los Angeles](https://lavaluepro.com/areas/west-los-angeles): Sawtelle multifamily blocks and Rancho Park's 1920s single-family streets
- [Cheviot Hills](https://lavaluepro.com/areas/cheviot-hills): Rolling 1920s tracts beside the Rancho Park and Hillcrest golf courses
- [Venice](https://lavaluepro.com/areas/venice): Canal-front houses, inland walk streets and beach-close cottages and condominiums
- [Mar Vista](https://lavaluepro.com/areas/mar-vista): Postwar houses north of Venice Boulevard, apartment blocks to the south
- [Palms](https://lavaluepro.com/areas/palms): Dense apartment district with Westside Village's 1939 tract houses
- [Playa del Rey](https://lavaluepro.com/areas/playa-del-rey): Bluff-top view homes above the beach, lagoon-side condominiums below
- [Playa Vista](https://lavaluepro.com/areas/playa-vista): Planned community of condominiums and townhomes on the former Hughes Aircraft site
- [Westchester](https://lavaluepro.com/areas/westchester): Late-1930s and postwar tract houses between LAX and the Ballona bluffs
- [Marina del Rey](https://lavaluepro.com/areas/marina-del-rey): County harbor of high-rise condominiums and apartments on long-term ground leases

### South LA & Baldwin Hills
- [Baldwin Hills](https://lavaluepro.com/areas/baldwin-hills): Hillside estates, 1950s Baldwin Vista houses and the Village Green garden city
- [Leimert Park](https://lavaluepro.com/areas/leimert-park): Olmsted-planned 1920s streets of Spanish Colonial Revival houses around Leimert Plaza
- [West Adams](https://lavaluepro.com/areas/west-adams): Victorian and Craftsman houses across several historic preservation overlay zones
- [View Park–Windsor Hills](https://lavaluepro.com/areas/view-park-windsor-hills): Unincorporated hillside community of period-revival and mid-century single-family houses
- [Ladera Heights](https://lavaluepro.com/areas/ladera-heights): Unincorporated hillside tract of postwar and 1960s custom single-family homes

### Hollywood, Central & Eastside LA
- [City of Los Angeles](https://lavaluepro.com/areas/los-angeles): Hillside canyons, valley ranch tracts, and urban condos across one sprawling city
- [Downtown Los Angeles](https://lavaluepro.com/areas/downtown-los-angeles): High-rise condominiums and converted lofts in the historic urban core
- [Hollywood](https://lavaluepro.com/areas/hollywood): Historic bungalow tracts, older apartments, and condos below the Hollywood Hills
- [Hollywood Hills](https://lavaluepro.com/areas/hollywood-hills): Canyon roads, view lots, and 1920s hillside enclaves above Hollywood
- [Los Feliz](https://lavaluepro.com/areas/los-feliz): Period Revival hillside homes and older apartments below Griffith Park
- [Silver Lake](https://lavaluepro.com/areas/silver-lake): Hillside modernist homes and 1920s houses around a city reservoir
- [Echo Park](https://lavaluepro.com/areas/echo-park): Hillside bungalows, Victorian Angelino Heights, and steep streets around the lake
- [Hancock Park](https://lavaluepro.com/areas/hancock-park): 1920s Period Revival estates on deep-setback lots around a country club
- [Miracle Mile](https://lavaluepro.com/areas/miracle-mile): Spanish and Tudor revival houses near Museum Row on Wilshire
- [Koreatown](https://lavaluepro.com/areas/koreatown): Wilshire Boulevard towers, Art Deco apartments, and a dense condominium market
- [Mount Washington](https://lavaluepro.com/areas/mount-washington): Steep wooded hillside lots and winding streets above the Arroyo Seco
- [Highland Park](https://lavaluepro.com/areas/highland-park): Craftsman bungalows and Victorian houses in the Arroyo Seco
- [Eagle Rock](https://lavaluepro.com/areas/eagle-rock): Craftsman and revival houses in a valley below the San Rafael Hills
- [Atwater Village](https://lavaluepro.com/areas/atwater-village): Pre-war houses on level streets between the Los Angeles River and Glendale
- [Boyle Heights](https://lavaluepro.com/areas/boyle-heights): Long-established Eastside neighborhood of older houses on bluffs above the river
- [El Sereno](https://lavaluepro.com/areas/el-sereno): Streetcar-era tracts and postwar houses on the city's eastern hills
- [East Los Angeles](https://lavaluepro.com/areas/east-los-angeles): Unincorporated Eastside of compact lots, hillside City Terrace, and 1920s tracts

### Burbank, Glendale & Crescenta Valley
- [Burbank](https://lavaluepro.com/areas/burbank): Postwar tracts, equestrian Rancho streets, and foothill homes near the studios
- [Glendale](https://lavaluepro.com/areas/glendale): Canyon hillside homes, historic districts, and a large condominium market
- [La Cañada Flintridge](https://lavaluepro.com/areas/la-canada-flintridge): Oak-shaded foothill homes between the San Rafael Hills and San Gabriels
- [La Crescenta–Montrose](https://lavaluepro.com/areas/la-crescenta-montrose): Foothill tracts climbing the Crescenta Valley toward the San Gabriel Mountains

### San Fernando Valley
- [Studio City](https://lavaluepro.com/areas/studio-city): Flat-street bungalows below Ventura and view homes climbing toward Mulholland
- [Sherman Oaks](https://lavaluepro.com/areas/sherman-oaks): Postwar flats, Dickens Street condominiums and canyon hillsides above the Galleria
- [Encino](https://lavaluepro.com/areas/encino): Large-lot estates, gated enclaves and ranch-house flats beside the Sepulveda Basin
- [Tarzana](https://lavaluepro.com/areas/tarzana): Former Burroughs ranch land, from level postwar blocks to gated hillside enclaves
- [Woodland Hills](https://lavaluepro.com/areas/woodland-hills): Girard's tree-planted hills, Warner Center apartments and south-of-boulevard view homes
- [West Hills](https://lavaluepro.com/areas/west-hills): Former ranchland tracts below Castle Peak at the Valley's western edge
- [Canoga Park](https://lavaluepro.com/areas/canoga-park): Owensmouth's historic Sherman Way core surrounded by postwar ranch-house tracts
- [Reseda](https://lavaluepro.com/areas/reseda): Level postwar ranch-house tracts on former lima bean and walnut fields
- [Northridge](https://lavaluepro.com/areas/northridge): Former 'Horse Capital of the West' turned postwar suburb around CSUN
- [Porter Ranch](https://lavaluepro.com/areas/porter-ranch): Hillside master-planned tracts and gated enclaves below the Santa Susana Mountains
- [Granada Hills](https://lavaluepro.com/areas/granada-hills): Eichler modernism, citrus-era ranch houses and foothill streets above the 118
- [Chatsworth](https://lavaluepro.com/areas/chatsworth): Boulder-strewn foothills, horse-keeping parcels and suburban tracts below Santa Susana Pass
- [Van Nuys](https://lavaluepro.com/areas/van-nuys): Valley civic center, airport neighborhoods and 1940s–1950s bungalow streets
- [North Hollywood](https://lavaluepro.com/areas/north-hollywood): Arts District density around the Metro hub, postwar bungalows on side streets
- [Valley Village](https://lavaluepro.com/areas/valley-village): Studio-era Spanish and ranch houses between Burbank Boulevard and the 101
- [Toluca Lake](https://lavaluepro.com/areas/toluca-lake): Lakeside estates, Lakeside Golf Club and period-revival homes near the studios
- [Sylmar](https://lavaluepro.com/areas/sylmar): Former olive-grove country at the city's northern edge, with horse-keeping lots
- [Sunland-Tujunga](https://lavaluepro.com/areas/sunland-tujunga): River-rock cottages and canyon streets between the Verdugo and San Gabriel Mountains
- [San Fernando](https://lavaluepro.com/areas/san-fernando): Small 1911 city of Craftsman bungalows and mid-century ranch houses

### Santa Clarita & Las Virgenes
- [Santa Clarita](https://lavaluepro.com/areas/santa-clarita): Four valley communities of tracts, planned villages, and canyon ranch lots
- [Valencia](https://lavaluepro.com/areas/valencia): Master-planned villages of tract homes and townhomes linked by paseos
- [Stevenson Ranch](https://lavaluepro.com/areas/stevenson-ranch): Unincorporated hillside subdivisions west of Interstate 5, begun in the late 1980s
- [Calabasas](https://lavaluepro.com/areas/calabasas): Gated hillside communities and canyon homes in the Santa Monica Mountains
- [Agoura Hills](https://lavaluepro.com/areas/agoura-hills): Hillside tracts, equestrian Old Agoura, and lake communities beneath Ladyface Mountain
- [Westlake Village](https://lavaluepro.com/areas/westlake-village): Lakeside master-planned city of association neighborhoods on the Ventura County line

### Antelope Valley
- [Lancaster](https://lavaluepro.com/areas/lancaster): High-desert railroad town grown into tract neighborhoods across the Antelope Valley
- [Palmdale](https://lavaluepro.com/areas/palmdale): Aerospace-era city of master-planned subdivisions below the San Gabriel Mountains

### Pasadena & West San Gabriel Valley
- [Pasadena](https://lavaluepro.com/areas/pasadena): Craftsman bungalows, Arroyo estates, and foothill ranch homes around a historic downtown
- [South Pasadena](https://lavaluepro.com/areas/south-pasadena): Small-city streets of Craftsman, Victorian, and revival homes beside the Arroyo Seco
- [San Marino](https://lavaluepro.com/areas/san-marino): Estate-scale residential city of period revival homes on large, deep lots
- [Altadena](https://lavaluepro.com/areas/altadena): Unincorporated foothill town of historic houses, now rebuilding after the Eaton Fire
- [Sierra Madre](https://lavaluepro.com/areas/sierra-madre): Foothill village of cottages, bungalows, and canyon cabins below Mount Wilson
- [Arcadia](https://lavaluepro.com/areas/arcadia): Large-lot ranch homes and new estates on former Rancho Santa Anita land
- [Monrovia](https://lavaluepro.com/areas/monrovia): Victorian and Craftsman core, postwar tracts, and foothill homes near Old Town
- [Duarte](https://lavaluepro.com/areas/duarte): Postwar tracts and foothill homes along Route 66 near City of Hope
- [Temple City](https://lavaluepro.com/areas/temple-city): Deep-lot residential grid where 1920s cottages meet newer two-story homes
- [San Gabriel](https://lavaluepro.com/areas/san-gabriel): Mission-era city of older bungalows, larger northern lots, and newer townhomes
- [Alhambra](https://lavaluepro.com/areas/alhambra): City of 1920s bungalows, revival homes, and condominiums near downtown Los Angeles
- [Monterey Park](https://lavaluepro.com/areas/monterey-park): Hillside and postwar homes between the Monterey Hills and three freeways
- [Rosemead](https://lavaluepro.com/areas/rosemead): Postwar single-story homes on deep lots, plus newer townhome infill
- [El Monte](https://lavaluepro.com/areas/el-monte): Historic crossroads city of modest homes, deep lots, and transit hubs
- [South El Monte](https://lavaluepro.com/areas/south-el-monte): Small city of modest homes interwoven with industrial blocks

### East San Gabriel & Pomona Valleys
- [Azusa](https://lavaluepro.com/areas/azusa): Canyon-mouth city of older tract streets and newer master-planned neighborhoods
- [Glendora](https://lavaluepro.com/areas/glendora): Foothill city of Craftsman village blocks, ranch tracts and gated estates
- [San Dimas](https://lavaluepro.com/areas/san-dimas): Western-flavored foothill town with equestrian streets, hillside tracts and canyon edges
- [La Verne](https://lavaluepro.com/areas/la-verne): Old Town college streets below foothill canyons and horse-property hillsides
- [Claremont](https://lavaluepro.com/areas/claremont): Tree-lined college town with historic districts and modernist foothill tracts
- [Pomona](https://lavaluepro.com/areas/pomona): Historic district bungalows, hillside Phillips Ranch tracts and Fairplex-adjacent neighborhoods
- [Covina](https://lavaluepro.com/areas/covina): Former citrus town of ranch-home tracts around a historic Citrus Avenue core
- [West Covina](https://lavaluepro.com/areas/west-covina): Postwar ranch tracts below San Jose Hills view lots and estates
- [Baldwin Park](https://lavaluepro.com/areas/baldwin-park): Compact postwar ranch-home city along the San Gabriel River and Interstate 10
- [La Puente](https://lavaluepro.com/areas/la-puente): Small, flat city of postwar homes within the wider Puente Valley
- [Walnut](https://lavaluepro.com/areas/walnut): Hillside planned suburb laced with equestrian and hiking trails
- [Diamond Bar](https://lavaluepro.com/areas/diamond-bar): Master-planned hills with guard-gated estates and freeway-connected ranch tracts
- [Hacienda Heights](https://lavaluepro.com/areas/hacienda-heights): Unincorporated Puente Hills community of postwar tracts and hillside view homes
- [Rowland Heights](https://lavaluepro.com/areas/rowland-heights): Unincorporated hills community of ranch tracts, planned enclaves and semi-rural lots

### Gateway Cities
- [Downey](https://lavaluepro.com/areas/downey): Postwar homes and enlarged custom houses between two rivers
- [Norwalk](https://lavaluepro.com/areas/norwalk): Mid-century tract homes served by four freeways and two rail lines
- [Whittier](https://lavaluepro.com/areas/whittier): Quaker-founded college town with historic districts and Puente Hills view lots
- [South Whittier](https://lavaluepro.com/areas/south-whittier): Unincorporated single-family tracts between Whittier, Santa Fe Springs, and La Mirada
- [Pico Rivera](https://lavaluepro.com/areas/pico-rivera): Postwar homes on the river plain below Whittier Narrows
- [Montebello](https://lavaluepro.com/areas/montebello): Townsite bungalows, postwar tracts, and hillside streets near historic oil hills
- [Commerce](https://lavaluepro.com/areas/commerce): Small residential pockets within a major rail, freight, and manufacturing center
- [Bell](https://lavaluepro.com/areas/bell): Dense pre-war and postwar blocks along the Los Angeles River corridor
- [Bell Gardens](https://lavaluepro.com/areas/bell-gardens): Depression-era garden lots turned dense blocks of small homes
- [Cudahy](https://lavaluepro.com/areas/cudahy): Long, narrow 1908 ranch lots now carrying houses and apartments
- [Huntington Park](https://lavaluepro.com/areas/huntington-park): 1906 streetcar suburb of small bungalows near Pacific Boulevard
- [Maywood](https://lavaluepro.com/areas/maywood): Compact 1920s grid of small houses beside the Los Angeles River
- [South Gate](https://lavaluepro.com/areas/south-gate): Owner-built homes and postwar tracts on both banks of the river
- [Lynwood](https://lavaluepro.com/areas/lynwood): Interwar and postwar single-family streets near two freeways
- [Compton](https://lavaluepro.com/areas/compton): Spacious mid-century homes and the Richland Farms agricultural lots
- [Paramount](https://lavaluepro.com/areas/paramount): Former hay and dairy center turned compact suburb of modest homes
- [Bellflower](https://lavaluepro.com/areas/bellflower): Former dairy farmland converted to postwar subdivisions and town streets
- [Lakewood](https://lavaluepro.com/areas/lakewood): The 1950s Lakewood Park tract, built at assembly-line speed
- [Cerritos](https://lavaluepro.com/areas/cerritos): Planned 1960s and 1970s suburb on former Dairy Valley land
- [Artesia](https://lavaluepro.com/areas/artesia): Small former dairy city of postwar homes off Pioneer Boulevard
- [Hawaiian Gardens](https://lavaluepro.com/areas/hawaiian-gardens): Under one square mile of small homes, apartments, and Depression-era lots
- [La Mirada](https://lavaluepro.com/areas/la-mirada): Planned 1950s community on the former McNally olive and citrus ranch
- [Santa Fe Springs](https://lavaluepro.com/areas/santa-fe-springs): Industrial oil-field city with a small, distinct residential core

### South Bay & Palos Verdes
- [Torrance](https://lavaluepro.com/areas/torrance): Olmsted-planned 1912 townsite grown into a broad postwar South Bay suburb
- [Redondo Beach](https://lavaluepro.com/areas/redondo-beach): Harbor and pier city of beach cottages, townhome rows and view hills
- [Hermosa Beach](https://lavaluepro.com/areas/hermosa-beach): Compact beach town of Strand homes, walk streets and hillside view lots
- [Manhattan Beach](https://lavaluepro.com/areas/manhattan-beach): Leveled-dune beach city of rebuilt lots, walk streets and eastside tracts
- [El Segundo](https://lavaluepro.com/areas/el-segundo): Compact refinery-town grid between LAX, the Chevron plant and the beach
- [Hawthorne](https://lavaluepro.com/areas/hawthorne): Aerospace-era city of compact postwar houses between LAX and the beach cities
- [Lawndale](https://lavaluepro.com/areas/lawndale): Small inland South Bay city of postwar houses and infill townhomes
- [Gardena](https://lavaluepro.com/areas/gardena): Central South Bay city of postwar tracts, townhomes and old Moneta streets
- [Inglewood](https://lavaluepro.com/areas/inglewood): Historic bungalow city reshaped by the stadium district and new rail
- [Carson](https://lavaluepro.com/areas/carson): Harbor-adjacent city of postwar tracts, condominiums and mobile home parks
- [Lomita](https://lavaluepro.com/areas/lomita): Modest postwar houses and small complexes below the Palos Verdes hills
- [Palos Verdes Estates](https://lavaluepro.com/areas/palos-verdes-estates): Deed-restricted 1920s hillside city under Art Jury review, facing the ocean
- [Rancho Palos Verdes](https://lavaluepro.com/areas/rancho-palos-verdes): Peninsula city of ocean-view hillsides, coastal tracts and active landslide ground
- [Rolling Hills Estates](https://lavaluepro.com/areas/rolling-hills-estates): Equestrian hillside suburb of ranch homes, bridle trails and canyon edges

### Long Beach, Harbor & Catalina
- [Long Beach](https://lavaluepro.com/areas/long-beach): Port city of historic districts, canal islands, bluff blocks and postwar tracts
- [Belmont Shore](https://lavaluepro.com/areas/belmont-shore): Walkable 1920s beach neighborhood centered on Second Street and Alamitos Bay
- [Bixby Knolls](https://lavaluepro.com/areas/bixby-knolls): Period estate neighborhood of interwar custom homes on former Bixby ranchland
- [Signal Hill](https://lavaluepro.com/areas/signal-hill): Former oil-field hilltop city of view homes, townhomes and working wells
- [San Pedro](https://lavaluepro.com/areas/san-pedro): Harbor and bluff community of Craftsman streets, view hills and coastal tracts
- [Wilmington](https://lavaluepro.com/areas/wilmington): Historic harbor town of older bungalows amid refineries and port terminals
- [Avalon (Catalina Island)](https://lavaluepro.com/areas/avalon): Island city of hillside cottages, canyon homes and Hamilton Cove condominiums