Home appraisals in Orange County, by tomorrow

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

Orange County homes change every few miles. I value 1950s ranch tracts in the north county, beach cottages on the coast, and master-planned villages in Irvine and the south county. Most people who reach me need a number soon, after a parent dies, during a divorce, or when a property tax bill looks too high, and I work from your photos.

Seat: Santa Ana89 ZIP codesToday or any past dateWithin 24 hours

What I look at in Orange County

  1. 1

    In Ladera Ranch, Rancho Mission Viejo and other south county planned communities, I read the tax bill for Mello-Roos and note HOA dues, since buyers weigh those costs against the house.

  2. 2

    Canyon homes in Silverado, Modjeska and Trabuco Canyon carry brush, slope and access questions. I study your photos of the lot, the defensible space and the road in.

  3. 3

    In the north county's postwar tracts, many houses have grown with added rooms or a converted garage. I compare the county's recorded size with your photos and count additions carefully.

Across Orange County

Across Orange County I move from beach towns and harbors to flat inland tracts, the San Joaquin Hills and the canyons under Saddleback. A sale a few miles away can belong to a different market, so I keep comparisons close.

County seatSanta Ana
2026 tax appeal deadlineNovember 30 (filing opened July 2)
Probate casesSuperior Court of California, County of Orange

Cities I’ve written about in Orange County

AnaheimBuena ParkCosta MesaFullertonGarden GroveHuntington BeachIrvineLaguna WoodsLake ForestMission ViejoNewport BeachOrangeSanta AnaYorba Linda
Orange County
Orange County

What to photograph

Shoot every room, the yard and the street. If you can see water, hills or a fairway, photograph it from inside. In older north county houses, show any room addition or converted garage.

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 Orange County

Orange County questions

How do I appeal my property taxes in Orange County if values dropped?
Orange County's regular appeal window for 2026 was set to close November 30. I appraise your home as of January 1, the valuation date for that tax year. I can't promise a result, but you'll have a written value to back your appeal.
We live out of state, how do we get mom's house appraised?
You don't need to fly in. A neighbor or an agent can walk through with a phone and send me photos of each room. I add public records and nearby sales and value the house as of the date she died.
When would I get the report for a Orange 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

Riverside CountyInland Empire & DesertsLos Angeles CountySouth CoastSan Bernardino CountyInland Empire & DesertsSan Diego CountySouth CoastAll areasCalifornia

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