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Real estate appraiser in Lyon County, Kentucky
Residential, farm and land appraisals throughout Lyon County, including Eddyville (the county seat), Kuttawa and the Lake Barkley area, by Scott D. Kelley, Kentucky Certified General Appraiser #4265.
Lyon County market notes
We reviewed 346 arm's-length residential sales recorded by the Lyon County PVA from November 2022 through November 2026. The median sale price over that period was $220,000, and the middle half of sales fell between $140,000 and $380,000. The median price per square foot of living area was $155.
Median sale price by year (Lyon County PVA sales; years with at least 10 sales; 2022 and 2026 are partial years).
Year by year, the median moved from $131,000 in 2022 to $263,000 in 2026. A regression across all sales points to roughly +3.4% 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.
Prices by home size
| Living area | Sales | Median price | Median $/sf |
|---|---|---|---|
| 100-1300 sf | 135 | $160,000 | $150 |
| 1300-1700 sf | 115 | $245,000 | $167 |
| 1700-2200 sf | 49 | $340,000 | $168 |
| 2200-3500 sf | 47 | $424,900 | $155 |
Smaller homes usually sell for more per square foot than larger ones, which is why an appraiser adjusts for size with care rather than multiplying square footage by a county average.
Age matters as well. Homes built before 1950 had a median sale price of $230,000, while homes built in 2015 or later had a median of $340,000. Effective age, updates and condition often matter more than the year built.
The tax districts with the most sales were Fire District One (89 sales, median $188,000), Fire District Two (80 sales, median $178,500), County (71 sales, median $345,000).
Common property types in Lyon County
Lyon County is a lake market: waterfront, lake-access and second homes around Lake Barkley sit alongside in-town Eddyville and Kuttawa homes. [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 Cumberland River, Lake Barkley 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 Lyon 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 Lyon 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 Lyon 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 Lyon 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 Eddyville and the rest of Lyon County?
Yes. We appraise throughout Lyon County, including Eddyville, Kuttawa and the Lake Barkley area.
Can you appraise farms and land in Lyon County?
Yes. Scott D. Kelley is a Kentucky Certified General appraiser, which covers farms, acreage and land.
Is my Lyon 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
Livingston County · Marshall County · Trigg County · Caldwell County