Home appraisals in Lake County, by tomorrow

Every city and town in Lake County, same fee, same 24 hours, written and signed by me.

Lake County wraps around Clear Lake, with lakefront homes and docks in Lakeport, Nice and Clearlake Oaks, small cabins in Lucerne and Clearlake, ranch homes among vineyards near Kelseyville, and the gated community at Hidden Valley Lake. Many around Cobb and Middletown are rebuilds after the 2015 Valley Fire. When a lake house is inherited, split in a divorce or sold, I can value it fast.

Seat: Lakeport12 ZIP codesToday or any past dateWithin 24 hours

What I look at in Lake County

  1. 1

    On Clear Lake, I separate true lakefront with a dock from lake-view and lake-access homes, and I check the shoreline flood maps, since high water has reached houses along the shore.

  2. 2

    Cobb Mountain homes sit on steep, wooded lots, and many were rebuilt after 2015. I look at the slope, the access road and the cleared space, and I compare new with new.

  3. 3

    Lake County has plenty of manufactured homes on their own land. I check the foundation, the year and any additions, and compare with other manufactured home sales, not site-built houses.

Across Lake County

Lake County mixes lakefront towns around Clear Lake, vineyard and orchard valleys near Kelseyville and Upper Lake, and steep wooded country on Cobb Mountain. A dock in Nice and acreage near Middletown don't compare, so I give each its own sales.

County seatLakeport
2026 tax appeal deadlineNovember 30 (filing opened July 2)
Probate casesSuperior Court of California, County of Lake
Lake County
Lake County

What to photograph

Photograph the lake from the deck and shoreline, the dock and seawall, and the path to the water. Show the roof and cleared space around the house, and for a manufactured home, the skirting and porch.

Front and backKitchen and bathsEvery main roomUpgrades and problems

Upload photos after you order, or attach them to an email. Phone photos are fine.

Homes typical of Lake County

Lake County questions

Can you appraise a house in Hidden Valley Lake with the HOA and golf course?
Yes. I compare Hidden Valley Lake homes with other sales inside the gates first, since the lake, golf course and HOA set that market apart from Middletown. Send photos of the house, yard and view, and tell me if it backs to the course.
We inherited Grandpa's lakefront house on Clear Lake. How do we find its value?
I start with the county record and past listings, then your photos of every room, the dock, the shoreline and the view. I compare it with lakefront sales on the same part of the lake and can value it as of the date he died.
When would I get the report for a Lake County home?
Within 24 hours of the moment I have both your payment and your photos, weekends and holidays included. If you're not in a rush, the regular schedule is 5–10 business days at $299 or $449.

“I've prepared desktop appraisals for every purpose on this list. Some situations still call for an in-person appraisal, though, so check with your attorney or tax advisor first to make sure a desktop report is right for yours.”

Brian Ward
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Nearby pages

Mendocino CountyNorthern California & North CoastSonoma CountySan Francisco Bay AreaGlenn CountyNorthern California & North CoastColusa CountyNorthern California & North CoastAll areasCalifornia

Need a Lake County value by tomorrow?

Send the details now. Once you've paid and the photos are in, the report is on its way within 24 hours.

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