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Real estate appraiser in Webster County, Kentucky
Residential, farm and land appraisals throughout Webster County, including Dixon (the county seat), Providence, Clay, Sebree, Slaughters, Wheatcroft and Onton, by Scott D. Kelley, Kentucky Certified General Appraiser #4265.
Webster County market notes
We reviewed 510 arm's-length residential sales recorded by the Webster County PVA from November 2022 through November 2026. The median sale price over that period was $115,000, and the middle half of sales fell between $50,000 and $181,375. The median price per square foot of living area was $77.
Median sale price by year (Webster County PVA sales; years with at least 10 sales; 2022 and 2026 are partial years).
Year by year, the median moved from $86,500 in 2022 to $145,000 in 2026. A regression across all sales points to roughly +7.8% 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.
Prices by home size
| Living area | Sales | Median price | Median $/sf |
|---|---|---|---|
| 100-1300 sf | 217 | $75,000 | $66 |
| 1300-1700 sf | 133 | $115,000 | $79 |
| 1700-2200 sf | 107 | $165,000 | $84 |
| 2200-3500 sf | 53 | $215,000 | $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 $175,000, while homes built in 2015 or later had a median of $171,000. Effective age, updates and condition often matter more than the year built.
The tax districts with the most sales were 01 Webster County (162 sales, median $155,000), 04 City of Providence (161 sales, median $75,000), 07 City of Sebree (78 sales, median $124,750).
Common property types in Webster County
Webster County is largely rural, with small-town homes in Providence, Clay and Sebree and a high share of farmland and wooded 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 Tradewater River and Green River and their tributaries 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 Webster 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 Webster 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 Webster 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 Webster 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 Dixon and the rest of Webster County?
Yes. We appraise throughout Webster County, including Dixon, Providence, Clay, Sebree, Slaughters, Wheatcroft and Onton.
Can you appraise farms and land in Webster County?
Yes. Scott D. Kelley is a Kentucky Certified General appraiser, which covers farms, acreage and land.
Is my Webster 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
Hopkins County · Henderson County · Union County · Muhlenberg County · Daviess County · McLean County · Caldwell County