Certified Appraisal Services

Accurate Valuations.
Every Property. Every Purpose.

From single-family homes to commercial complexes, Lyons delivers California state-certified appraisals that hold up in court, satisfy lenders, and give you the clarity to make confident decisions.

Request an Appraisal Common Questions
Our Services

Every Type of Appraisal

We handle the full spectrum of residential and commercial appraisal needs — whatever your situation requires, we have the certification and experience to deliver.

Market Value Appraisal

The most common appraisal type — a certified opinion of a property's current fair market value based on comparable sales, condition, and local market data.

Common Uses
RefinancingPurchaseDispute ResolutionTax Appeal
Divorce & Date of Separation

Neutral, certified valuations for dividing marital property — current or as of the date of separation — so both parties and their attorneys work from the same defensible number.

Common Uses
Property DivisionSpousal BuyoutFamily Law
Estate & Date of Death

Retrospective appraisals establishing a property's value as of a specific past date — essential for settling estates, calculating inheritance taxes, and legal proceedings.

Common Uses
Estate SettlementInheritance TaxIRS Reporting
Pre-Listing Appraisal

Know your home's true value before you list. A pre-listing appraisal helps you price with confidence, negotiate from strength, and avoid leaving money on the table.

Common Uses
Home SellersPricing StrategyAgent Support
Probate Appraisal

Court-accepted appraisals required when real property is part of an estate going through probate. We work with attorneys and estate administrators to meet all legal requirements.

Common Uses
Probate CourtAttorneysEstate Admin
Bankruptcy Appraisal

Trusted valuations used in Chapter 7, 11, and 13 bankruptcy proceedings. Our reports meet federal court standards and are accepted by trustees and attorneys throughout Southern & Central California.

Common Uses
Chapter 7 & 13TrusteesBankruptcy Court
Pricing

Clear, Upfront Fees

Your exact fee is confirmed before any work begins.

Desktop Appraisal

Completed without an on-site inspection.

Starting at
$199
Single-Family

Full general-purpose appraisal with inspection.

Starting at
$399
2–4 Units

Duplex, triplex, and fourplex properties.

Starting at
$499
Commercial

Office, retail, industrial, mixed-use, and 5+ unit apartments.

Starting at
$1,000
Retrospective Appraisal
Date of death, date of separation, or any past effective date
+$50
24-Hour Rush
Report delivered within 24 hours
+$100

Pricing applies to any purpose — estate, divorce, probate, bankruptcy, pre-listing, and more. Final fee depends on property size, location, and complexity, and is confirmed before any work begins.

Commercial & Investment

Beyond Residential — Commercial Expertise

Lyons appraises income-producing and commercial properties across Southern & Central California for non-lending purposes — estate planning, attorneys, litigation, bankruptcy, and IRS reporting — with the depth of analysis these complex assets demand.

  • Office buildings and mixed-use properties
  • Retail centers and strip malls
  • Industrial and warehouse facilities
  • Apartment complexes (5+ units)
  • Land and development parcels
  • Special-use properties
Our Commercial Team

Commercial assignments are handled by Kevin A. Lyons together with Thomas Kuhl, a California Certified General Appraiser, who works alongside Kevin on office, retail, industrial, mixed-use, and apartment valuations.

Request a Commercial Appraisal
Modern commercial office building
The Process

What to Expect

A straightforward process designed to minimize your time and deliver a clear, defensible report you can use with confidence.

01
Submit Your Request

Contact us with your property address, appraisal purpose, and any relevant details. We'll confirm the scope and provide a fee quote — usually within a few hours.

02
Schedule the Inspection

For most appraisals, we schedule an on-site inspection at your convenience.

03
Research & Analysis

We analyze comparable sales, market conditions, and property characteristics to develop a well-supported value conclusion.

04
Receive Your Report

Your certified appraisal report is delivered digitally — typically within 3–5 business days. 24-hour rush delivery available.

FAQ

Common Questions

How long does an appraisal take?

Most residential appraisals are completed within 3–5 business days from the inspection date. Need it faster? 24-hour rush delivery is available for an additional $100.

Can you appraise a property as of a past date?

Yes. Retrospective appraisals establish value as of a specific past date — such as a date of death for an estate or trust, or a date of separation in a divorce. These are a core part of our practice.

Are your appraisals accepted in court and by lenders?

Yes. All Lyons appraisals are performed by California state-certified appraisers and comply with USPAP (Uniform Standards of Professional Appraisal Practice). Our residential reports are accepted by courts, lenders, attorneys, and the IRS; commercial assignments are completed for non-lending purposes such as estate, litigation, bankruptcy, and IRS work.

Do you appraise properties in all six counties?

Yes — we cover Orange, Los Angeles, San Diego, Riverside, San Bernardino, and Kern Counties. If you're unsure whether your property falls within our service area, just contact us and we'll confirm.

How much does an appraisal cost?

Desktop appraisals start at $199, full single-family appraisals at $399, 2–4 unit properties at $499, and commercial reports at $1,000. Retrospective appraisals (such as date of death or date of separation) add $50, and 24-hour rush delivery adds $100. Your exact fee depends on property size, location, and complexity, and is confirmed before any work begins — no surprises.

Ready to Order Your Appraisal?

Tell us about your property and we'll get back to you with a quote and available dates — usually within a few hours.

Request an Appraisal Back to Home