Home appraisals in Modoc County, by tomorrow

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

Modoc County is about as remote as California gets, and the homes match: older houses in Alturas, ranch homes and farmhouses in Surprise Valley around Cedarville and Lake City, and places near Adin, Goose Lake and Davis Creek. Sales are few and far between. When a ranch home passes to the next generation or siblings need to sort out who keeps it, I can value it from your photos.

Seat: Alturas7 ZIP codesToday or any past dateWithin 24 hours

What I look at in Modoc County

  1. 1

    Many homes here come with hay ground, corrals, shops and long gravel drives. I value the house and a reasonable homesite, and tell you when the ranch itself needs a ranch appraiser.

  2. 2

    Modoc winters are hard on older homes. I check the heat source, whether propane, wood or electric, plus the windows and roof, all from your photos.

  3. 3

    Surprise Valley sits across the Warner Mountains from Alturas, and its homes trade in their own market. I compare valley homes with each other first and adjust for the drive.

Across Modoc County

Modoc County is high, dry and wide open, from the Warner Mountains and Surprise Valley to Goose Lake and the juniper and sagebrush country around Alturas and Adin. I compare homes by setting and distance from town, reaching far when I must.

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

What to photograph

Photograph each room, then the furnace or wood stove, the propane tank, the well and the roof. Outside, show the barn, corrals and shop, the pasture, and the view toward the Warner Mountains.

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 Modoc County

Modoc County questions

How can you appraise a house in Modoc County when hardly anything sells?
I use what does sell, even if it closed a while back or sits across the county, and adjust each sale for time, size, condition and acreage. Alturas and Surprise Valley sales carry the most weight, and the report shows each step.
My sister wants to buy me out of our parents' ranch house near Cedarville. What's fair?
An appraisal gives you and your sister one value from someone with no stake in the ranch house. I appraise the house and homesite as of the date you choose, using Surprise Valley and other Modoc County sales. What you do with the number is up to you two.
When would I get the report for a Modoc 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

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Need a Modoc 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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