Home › Counties › Livingston County appraiser
Real estate appraiser in Livingston County, Kentucky
Residential, farm and land appraisals throughout Livingston County, including Smithland (the county seat), Grand Rivers, Salem, Carrsville, Burna and Ledbetter, by Scott D. Kelley, Kentucky Certified General Appraiser #4265.
Livingston County market notes
We reviewed 329 arm's-length residential sales recorded by the Livingston County PVA from November 2022 through November 2026. The median sale price over that period was $146,000, and the middle half of sales fell between $85,000 and $210,900. PVA records for this county do not include square footage, so price per square foot is not reported.
Median sale price by year (Livingston County PVA sales; years with at least 10 sales; 2022 and 2026 are partial years).
Year by year, the median moved from $122,500 in 2023 to $167,500 in 2026. A regression across all sales points to roughly +10.8% per year, but the fit is weak, so treat that as direction rather than a rate to apply to any one house. Individual neighborhoods, rural tracts and condition differences move far more than the county average.
Common property types in Livingston County
Livingston County blends river towns, lake-area and second homes near Grand Rivers, and rural acreage. [confirm local geography notes] Each of these calls for a different set of comparable sales. In-town homes are compared with nearby in-town sales; rural homes on acreage need sales with similar land, outbuildings and road access, often from neighboring counties.
Manufactured homes on owned land, homes with significant unpermitted additions, and properties with several outbuildings are common in western Kentucky and each require specific reporting. Let us know about them when you order so the right data is gathered before the inspection.
Farm and land considerations
For farms, hunting tracts and vacant land, value depends on how the acres break down (tillable, pasture, woods), soil productivity, road frontage, access, utilities and water. Flooding along the Ohio, Cumberland and Tennessee rivers and Kentucky Lake matters for bottomland: check the FEMA flood map (msc.fema.gov) for any parcel near a stream.
Acreage on a PVA card or an old deed is not always accurate. If acreage is uncertain, a boundary survey in Livingston County before the appraisal can avoid a second look later. Scott D. Kelley's Certified General credential covers farms, land and all other property types.
Appraisal services in Livingston County
- Purchase and refinance appraisals (UAD 3.6 forms) for lenders; FHA, VA, USDA and FSA (Farm Service Agency)
- Estate, probate and date-of-death appraisals
- Divorce and separation appraisals
- Property tax appeals before the Livingston County Board of Assessment Appeals
- Farm, land and acreage appraisals
- Pre-listing appraisals for sellers and agents
- PMI removal and home measurement
How to order an appraisal in Livingston County
- Call 270-667-4216 or email admin@tradewaterrealty.com.
- Share the property address, the purpose (sale, estate, divorce, tax appeal, lending), the effective date if it is in the past, and any deadline.
- Send what you have: deed, survey or plat, a list of updates, leases, and anything unusual about the property.
- We confirm the fee and schedule an inspection arrival window (call for a quote) [confirm fees].
- You receive a written report; we are available to explain it.
Frequently asked questions
Do you appraise homes in Smithland and the rest of Livingston County?
Yes. We appraise throughout Livingston County, including Smithland, Grand Rivers, Salem, Carrsville, Burna and Ledbetter.
Can you appraise farms and land in Livingston County?
Yes. Scott D. Kelley is a Kentucky Certified General appraiser, which covers farms, acreage and land.
Is my Livingston County PVA value the same as an appraisal?
No. The PVA assesses value for property tax; an appraisal is an independent opinion of market value for a specific purpose and date.
How do I order?
Call 270-667-4216 or email admin@tradewaterrealty.com with the address, purpose and timeline.
Nearby counties
Union County · Marshall County · Lyon County · Caldwell County