Torrance · Los Angeles County
Torrance Residential Appraisals
A residential appraisal is a licensed appraiser’s independent opinion of what your Torrance home is worth, with the comparable sales behind the number: a documented value, not an online estimate. Homeowners order one to price a sale, support a Decline-in-Value Review or settle a family matter, and we work from our Hawthorne Blvd office in Torrance.
For homeowners, and for the attorneys, accountants and fiduciaries who work with them.
Find your case
By purpose
| Why you need it | Value date | Send us |
|---|---|---|
| Pricing before a sale (including for-sale-by-owner) | Set in the written scope | Address, property type, any large addition or unusual lot |
| Decline-in-Value Review (Assessor form RP-87) | January 1, a past date, answered by a retrospective appraisal | Address, the filing deadline, and the assessed value on your notice. The Assessor takes applications July 2 to November 30; any Proposition 8 reduction is temporary. A formal appeal goes to the Assessment Appeals Board, same filing period. |
| Family matter (co-owner buyout, gift, divorce, inheritance, probate) | Each carries its own date and rules | Address, the event and its date. See divorce, estate, probate and IRS step-up; for a gift or donation, ask your tax adviser what kind of appraisal it requires. |
| Refinancing or ending mortgage insurance | Set in the written scope | Address and your servicer’s name. A lender may still require its own appraisal, and a PMI servicer will say what valuation it accepts, so ask first. |
By property type
| Property | Send us |
|---|---|
| House | Lot size, view, any additions |
| Condominium or townhome | The complex or development name |
| Two- to four-unit building | Unit count |
The value date follows your purpose, not the property type. We also appraise manufactured homes on permanent foundations and vacant residential lots.
Torrance’s six districts
The City’s Land Use Element groups residential Torrance into six districts. A district name alone does not make two homes comparable, so tell us which kind of property you have. The City’s 2022 Housing Element has a chart of build years that peaks in the 1950s.
| District | Typical housing (City’s description) |
|---|---|
| North Torrance | Single-family homes, apartments, condominiums |
| Old Torrance | Historic structures, narrow streets, small narrow lots |
| Central Torrance | Torrance Gardens, Pueblo, planned developments along Plaza Del Amo |
| West Torrance | Mainly detached homes, pockets of multi-family |
| South Torrance | Largely single-family, around Torrance Airport |
| The Hillside | Almost all single-family; winding streets, larger lots, views |
From request to report
- Request. Call (424) 435-2474 or use the contact form. Describe the home, its rough size and the reason you need a value.
- Scope and estimate. We confirm the intended use and users and send a written scope, fee and delivery estimate.
- Inspection. The appraiser measures the rooms, takes photographs, and notes the home’s condition, layout and improvements.
- Analysis. Sales of comparable Torrance homes are weighed and adjusted, with the reasoning set out in the report.
- Delivery. You receive the report on the agreed date and can raise factual questions with the appraiser.
Fee and standards. The intended use, your deadline and the home itself all affect the fee, so ask for the written scope, fee and delivery estimate before you schedule. Every residential report we deliver follows USPAP, the Uniform Standards of Professional Appraisal Practice. You can check any California appraiser we assign at the state licence lookup or the national registry.
Eagle Home Appraisal Torrance prepared this page. Housing figures come from the City’s own plans; nothing here values a specific property.