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Real estate appraiser in Union County, Kentucky
Residential, farm and land appraisals throughout Union County, including Morganfield (the county seat), Sturgis, Uniontown, Waverly and Sullivan, by Scott D. Kelley, Kentucky Certified General Appraiser #4265.
Union County market notes
We reviewed 321 arm's-length residential sales recorded by the Union County PVA from November 2022 through November 2026. The median sale price over that period was $120,000, and the middle half of sales fell between $61,500 and $185,000. The median price per square foot of living area was $84.
Median sale price by year (Union County PVA sales; years with at least 10 sales; 2022 and 2026 are partial years).
Year by year, the median moved from $109,450 in 2022 to $125,000 in 2026. A regression across all sales points to roughly +9.7% 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 | 111 | $72,500 | $68 |
| 1300-1700 sf | 114 | $119,750 | $85 |
| 1700-2200 sf | 56 | $217,500 | $111 |
| 2200-3500 sf | 40 | $200,250 | $85 |
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 $60,750. Effective age, updates and condition often matter more than the year built.
The tax districts with the most sales were 00 (125 sales, median $150,000), 04 (102 sales, median $143,500), 01 (65 sales, median $66,500).
Common property types in Union County
Union County is strongly agricultural, with prime row-crop ground, river-bottom land, and small-town homes in Morganfield, Sturgis and Uniontown. [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 River and Tradewater River matters for bottomland: check the FEMA flood map (msc.fema.gov) for any parcel near a stream. Parts of the county lie in the Western Kentucky Coal Field, so mineral rights, past mining and reclaimed land can affect use and value; the deed and PVA record should be checked for severed mineral rights.
Acreage on a PVA card or an old deed is not always accurate. If acreage is uncertain, a boundary survey in Union 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 Union 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 Union 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 Union 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 Morganfield and the rest of Union County?
Yes. We appraise throughout Union County, including Morganfield, Sturgis, Uniontown, Waverly and Sullivan.
Can you appraise farms and land in Union County?
Yes. Scott D. Kelley is a Kentucky Certified General appraiser, which covers farms, acreage and land.
Is my Union 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.