About us
We do one thing: we value California condominiums unit by unit, and where a unit is carried on the roll above its market value, we file to have that assessment lowered. Condos only. Los Angeles County only. We are based in Los Angeles.
Why condos only
A condo is the easiest kind of home to get wrong. Inside one building, the 8th floor and the 28th, the 01 line and the 07, 900 square feet and 2,400, can differ by a third on price per square foot. A neighborhood price-per-square-foot average misses both ends. Our own first three models died that way.
The right method does not need guesswork. One building with enough of its own sales history will tell you its own floor curve, its own size elasticity, its own exposure premium; sales inside the statutory window then set the level. In a 500-unit tower we can often work from 300 or more recorded sales. A detached house cannot do this, because every house is a sample of one. A condo can. That is why we only do condos.
What the market is doing
County condo prices have fallen for two straight years
Monthly median sale price for Los Angeles County condos and co-ops: $650,000 in August 2024, $640,000 in August 2025, $626,761 in August 2026 — down 3.6% over two years, and down 7.1% from the March 2025 high of $675,000 inside that stretch. Eleven of the last fourteen months were negative year over year. Median days on market went from 47 to 70. In August 2026, 693 units sold, down 8.3% year over year.
Source: Redfin, Los Angeles County housing market (Condos/Co-ops); Redfin states its own basis as MLS and public records. Data through August 2026, pulled September 27, 2026. The two-year −3.6%, the −7.1% from the high, and the eleven-of-fourteen-months count are our own arithmetic on their published monthly series.
Downtown fell much harder than the county
The DTLA condo median sale price went from $615,000 in August 2024 to $469,885 in August 2026 — down 23.6% over two years and 11.3% year over year. Median days on market went from 90 to 164. Price per square foot is $537, down 9.6% year over year. There are 264 condos listed right now at a median asking price of $598,000, typically 114 days on the market; at August's pace of 36 sales that is 7.3 months of supply. 30.6% of listings have cut their price, and homes are closing at 96.3% of asking.
Source: Redfin, Downtown Los Angeles housing market (Condo); the for-sale figures come from the same neighborhood's condo listings page. Data through August 2026, pulled September 27, 2026. The $537 per square foot, the 30.6% price-cut share and the 96.3% sale-to-list ratio cover all home types, not condos alone; the 7.3 months of supply is 264 divided by 36, our own arithmetic rather than a Redfin metric.
In the same year, the county assessment roll set a record
The 2026 Los Angeles County roll reached $2.272 trillion in net taxable value, up $96 billion or 4.42% year over year — a sixteenth consecutive year of growth, expected to generate more than $27 billion in property tax revenue, across 2,399,978 taxable real property parcels.
Source: Los Angeles County news release, July 14, 2026, issued by the Assessor's Office. That release contains no Proposition 8 or decline-in-value figures, so the counts in the next section come from elsewhere.
Those two facts do not contradict each other. Your assessed value is anchored to what you paid, and then moves up each year by an inflation factor — capped at 2%, and set at whichever is lower, 2% or that year's change in the California Consumer Price Index. When the market falls, it does not follow on its own.
How that works: Los Angeles County Assessor 2025 annual report, p. 14, under trended base year value, and the Assessor's decline-in-value page.
Why we built this
Proposition 8, passed in 1978, is explicit: when market value drops below the trended base year value, the assessment is to be lowered, and restored when the market recovers. R&T §51(a)(2) takes the lower of the two, with no minimum threshold of any kind.
The catch is that you have to ask. The lien date is 1/1. The window is 7/2 – 11/30. Comparable sales cannot be later than 3/31. You do not set any of those three dates, and missing them costs a full year.
Statute and dates: the text of R&T §51(a)(2) is at leginfo.legislature.ca.gov; the lien date and the comparable-sales cutoff are printed on form RP-87 (REV. 7/26); the July 2 to November 30 window is stated on the county Assessment Appeals Board information page.
The county publishes the count. Properties carrying a Proposition 8 reduction: 23,700 in 2016, down to a floor of 10,700 in 2022, then back to 15,400 in 2023 and 16,300 in 2024. Set 2024's 16,300 next to the county's 2,399,978 taxable parcels in 2026 — the two figures are from different years, so read it only as an order of magnitude — and it is under seven in a thousand.
Far more than 16,000 units have fallen in value. What is missing is not a market. It is someone doing the arithmetic unit by unit, assembling the evidence, and getting it in before November 30.
The counts: Los Angeles County Assessor annual reports — 2016 through 2022 from the 2023 report, p. 26; 2023 and 2024 from the 2025 report, p. 34. One caveat worth stating: every page of the 2025 report is stamped DRAFT, though its 2018–2022 figures match the unstamped 2023 report line for line, and the 2026 report is not out yet. Under seven in a thousand is our own division of a 2024 count by a 2026 parcel count, two different years.
What we have done so far
Our full run on September 19, 2026: 1,336 condo buildings of 50 units or more, 69,041 units in total; 56,590 units produced a market value; for 18,568 of those the roll value is above our market estimate, across 984 buildings and 88 ZIP codes. For those units the median reduction is 11.94% of roll value, built from a median of 6 comparable sales per unit at a median gross adjustment of 11.1%. Of the 1,336 buildings, 186 were skipped entirely because the building did not have enough qualifying sales of its own, and of the 1,150 that did produce a model, 728 passed our own quality gate. We do not fill in one building's parameters with citywide averages.
These are our model's outputs, not the county's conclusions. Whether the county agrees is decided one file at a time.
Source: our own full run of September 19, 2026, limited to buildings of 50 units or more. Every figure above was recomputed from that run's building-level and unit-level detail.
How accurate the valuations are — measured, not claimed
Every building gets a leave-one-out test: drop one sale, estimate it from the rest, measure the gap. Across the 728 buildings that passed the quality gate, the median of each building's median absolute leave-one-out error is 9.07%, with a median building-model R² of 0.936.
A single building can do much better, and much worse. The one we have worked hardest on is 877 S Francisco St — 514 units, 314 sales in the model — at a 3.31% median absolute leave-one-out error and an R² of 0.909. That is one building, not a typical result; the typical result is the line above.
We are not licensed appraisers. What we produce is not an appraisal, we do not call it one, and our filings say so.
What we can and cannot do right now
We can: value each unit, assemble the evidence package, complete RP-87 and AAB-100, hand you the file, and follow it to resolution. We cannot, right now, sign and submit as your agent. We do not yet hold a Los Angeles County Code 2.165 Tax Agent Registration Number, and EXM-202 states on its face that the form “is not valid without a current Tax Agent Registration Number unless one of the exclusions exist under Los Angeles County Code Section 2.165.010 (G).” So today the service has exactly one shape: we prepare, you sign and submit. We will not describe it differently until the number is in hand.
California has no statewide property tax agent license or registration. AB 2415 (2014), which would have created a statewide registration requirement, was vetoed on September 29, 2014. The county's 2.165 registration is the only licensing gate this business has.
Sources: that the 2.165 registration duty covers decline-in-value work is stated on the county Assessment Appeals Board tax agent registration page; the legislative record for the AB 2415 veto is at leginfo.ca.gov. The sentence quoted above about a current Tax Agent Registration Number is printed on form EXM-202 (REV. 2-26) itself.
Fees
No tax saved, no fee. If tax is saved, we take 30% of the first year's actual tax savings, measured by the corrected tax bill or refund notice issued by the Los Angeles County Auditor-Controller — never by our own estimate. We collect nothing at all before your application is filed — that is not a promotion, it is what Cal. B&P §17537.9(c) requires. We advance the $46 Assessment Appeals Board filing fee and recover it out of those savings; if nothing is saved, we absorb it and never come after you for it. Asking the Assessor for a decline-in-value review is itself free of charge, and you can do it yourself — the law requires us to tell you that.
The full fee terms are on the pricing page.
Sources: the $46 filing fee is stated on the county Assessment Appeals Board information page; that the Assessor's decline-in-value review carries no charge is stated on the Assessor's decline-in-value page.
Things we are not allowed to tell you
No one may promise you an outcome; California law forbids it (§17537.9(a)(1)). We are not associated with any government agency and hold no authorization or designation from any public body (§17537.9(a)(6)). The Assessment Appeals Board has the power to raise a property's value, though not above its Proposition 13 protected value. The full legally required disclosure is on the required disclosures page.
Next step
If you want to know whether your unit is over-assessed this year, enter the address and you'll see the number we calculated. Decide once you've read it.
Every official source we cite anywhere on this site is listed on the sources page.