How Probate Appraisals Really Work

Probate Appraisals: Nail the Number, Avoid the Headaches

Probate appraisals aren’t just “another home valuation.” Unlike a mortgage appraisal that tells a lender what the house is worth today, a probate appraisal often pegs value on a past date and must stand up to IRS and court scrutiny. In the post below, I’ll break down exactly how these differences affect the process—and why they matter to heirs, executors, and attorneys alike.

Why it matters

• Tax basis & audit risk. The value you claim today drives capital-gains tomorrow.
• Heir harmony. A defensible appraisal keeps harmony in the family at Thanksgiving.
• Deadlines tick. Courts want the report inside 9 months of the owner’s passing.

Post-death market moves: why they still matter

• Locked in: Date-of-death value sets the official tax basis.
• Shifting prices:
  • Down? Elect the IRS alternate valuation (6 months later) to cut or erase estate tax.
  • Up? Heirs keep the higher basis—smaller capital-gains hit when they sell.
• Smart play: Track prices for six months, get a “double-date” appraisal, and loop in your CPA before filing Form 706.

How we pin the number

1. Lock the effective date — usually the date of death.
2. Rebuild yesterday’s market — pull sales that bracket that date, even if they closed years ago.
3. Document every step — photos, deeds, adjustments, etc.
4. Explain the math — clear comps + detailed reconciliation so the IRS reviewer can follow your value logic.

Fast FAQ

Q: How long does it take?
A: Most reports land inside 7–10 business days once we have access.

Q: Cost?
A: Call for a quote- Prices vary depending on multiple factors.

Q: Do we need today’s value too?
A: Only if you’re keeping the property. Ask about a “double-date” appraisal.

Myth-bust

• “Just pull a Zillow printout.” Automated values aren’t retroactive and crumble under IRS scrutiny.
• “Any appraiser can handle probate.” Retrospective work requires the ability to locate and analyze relevant sales to produce credible reports.

Grab your free guide

Want the “Executor’s 7-Point Valuation Checklist”? Drop your email below. (PDF, no strings attached.)

Bottom line

If you’re an executor, attorney, or CPA, order a true probate appraisal—dated, documented, defensible.

Schedule a quick call | Email your questions

Serving Jefferson & Shelby Counties for 30+ years—so you can settle with confidence.

Thanks for reading, and as always, let me know if you have any questions.

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