Residential appraisals that hold up to review.
Twenty years and more than 18,000 appraisals across Los Angeles, Orange, San Bernardino and Riverside Counties. Clear, well-supported reports for lenders, homeowners and attorneys.
提供中文服务 · English and Mandarin Chinese spoken
Residential valuation, from condos to rural land.
Reports are prepared to USPAP and to Fannie Mae, Freddie Mac and FHA guidelines, including lender-specific overlays.
Purchase & refinance
Single-family homes and condominiums for conventional lending.
FHA appraisals
Completed to HUD minimum property requirements, including condo conversions and older housing stock.
2–4 unit properties
Duplexes and small multifamily, with rent schedules and income analysis.
New construction & ADUs
Proposed and newly built homes, accessory dwelling units, garage conversions and additions.
Luxury homes
Custom and high-end properties where comparable sales are thin and support matters most.
Vacant land & rural
Unimproved parcels and rural properties in outlying areas of Riverside and San Bernardino Counties.
Desktop & hybrid
Desktop appraisals and other alternative scopes when the lender's program allows.
Estate, trust & divorce
Date-of-death and retrospective values, family law matters and litigation support.
Reviews & ROV responses
Quality-control review of appraisal files and written responses to reconsideration-of-value requests.
One appraiser, three kinds of clients.
The work is the same either way: an independent, documented opinion of value. What changes is the report's intended use.
Lenders & AMCs
- FHA/HUD approved
- UAD-compliant reports
- Familiar with lender overlays
- Prompt revision and ROV responses
Homeowners & buyers
- Pre-listing and pricing appraisals
- PMI removal
- Property tax appeal support
- Service in English or Mandarin
Attorneys & fiduciaries
- Estate and trust valuations
- Retrospective (date-of-death) values
- Divorce and family law
- Litigation support
Based in Diamond Bar, working across Southern California.
Diamond Bar sits where four counties meet, so most of the region is a short drive. Ask about locations outside the areas listed.
Los Angeles County
San Gabriel Valley, Pomona Valley, Long Beach, South Bay, San Fernando Valley and surrounding cities.
Orange County
North Orange County, central cities and South County communities.
San Bernardino County
Chino, Ontario, Rancho Cucamonga, the San Bernardino Valley and the wider Inland Empire.
Riverside County
Western Riverside County, Jurupa Valley, Temecula Valley and rural areas.
From order to signed report.
Send the details
Property address, intended use and any loan program. A quote and timeline follow.
Site visit
An inspection is scheduled at a convenient time, with photos and measurements of the home.
Research & analysis
Comparable sales, market conditions and adjustments, each one supported in the report.
Signed report
The finished report is delivered, and follow-up questions are answered directly.
Michael Wang, Certified Residential Appraiser.
Michael has appraised homes in Southern California for more than twenty years and has completed over 18,000 assignments, from entry-level condos to high-value custom homes and rural acreage.
He also performs quality-control review of appraisal reports submitted to lenders. That review work shapes his own reports: complete, consistent and written so an underwriter can follow every conclusion.
Michael is fluent in English and Mandarin Chinese, and is glad to walk any homeowner through the process.
- License
- California Certified Residential · AR032585
- Expires
- 12/04/2027
- FHA
- HUD-approved appraiser
- Standards
- USPAP · Fannie Mae · Freddie Mac · UAD
- Experience
- 20+ years · 18,000+ appraisals
- Languages
- English · 中文 (Mandarin)
- Office
- Diamond Bar, California
Common questions.
I'm getting a loan. Can I order the appraisal myself?
For most mortgage loans the lender or its appraisal management company must order the appraisal. Ask your loan officer to request Pacific Express Appraisals. For private uses like estate planning, divorce or pricing a home, you can order directly.
How long does an appraisal take?
The inspection usually takes under an hour for a typical home. Report turnaround depends on the property and the assignment; you'll get a timeline with your quote.
What should I have ready for the inspection?
Access to every room, the attic and garage, plus a list of recent upgrades, permits for additions or ADUs, and any HOA information. Unpermitted work is noted and handled according to the assignment's guidelines.
Can you value a property as of a past date?
Yes. Retrospective appraisals are common for estates, trusts and divorce settlements, and use sales and market data from around the effective date.
Do you work in Mandarin?
Yes. Michael can explain the process, the inspection and the report in Mandarin Chinese. 可以用中文沟通。
Request an appraisal.
Send the property and assignment details. You'll hear back with a quote and an available inspection date.