Estate & Trust Appraisals
USPAP and IRS-compliant valuations for probate, trust administration, and estate settlement.
USPAP compliantIRS compliant
Date-of-Death Valuations
USPAP CompliantIRS Compliant
Retrospective valuations for
estate tax compliance.
IRS-compliant appraisals as of the date of death for Form 706 filing, stepped-up cost basis documentation, and estate settlement. Narrative Appraisal Reports with retrospective market analysis.
$800
Starting fee
10
Business day turnaround
100%
IRS & USPAP compliant
What This Is
Fair market value as of a specific past date
A date-of-death valuation is a retrospective appraisal that determines what a property was worth on the day its owner passed away. The IRS requires this value for estate tax purposes on Form 706, and it establishes the stepped-up cost basis that heirs use for future capital gains calculations.
Unlike a current-date appraisal, the analysis focuses on comparable sales and market conditions as they existed at the effective date. This requires specialized research into historical market data and careful documentation of the methodology used — delivered in a narrative Appraisal Report format designed for IRS review.
When You Need One
Common scenarios
A date-of-death valuation is required whenever the IRS, an estate, or heirs need documented fair market value at a specific past date.
IRS Form 706 Filing
Estates exceeding the federal filing threshold must report the fair market value of all real property as of the date of death on Form 706. A certified appraisal provides the documented value the IRS requires.
Stepped-Up Cost Basis
Under IRC Section 1014, heirs receive a cost basis equal to the fair market value at the date of death. Documenting this value with a professional appraisal protects against future capital gains tax disputes when the property is sold.
Alternate Valuation Date
IRC Section 2032 allows executors to elect an alternate valuation date six months after death if it reduces the estate's tax liability. A date-of-death appraisal can be prepared for either the date of death or the alternate date.
Estate Settlement & Distribution
When heirs need to divide estate property or negotiate a buyout, a retrospective appraisal tied to the date of death provides the neutral, documented value all parties and the court can rely on.
Our Process
How it works
From date confirmation to IRS-ready report, every step is designed for accuracy and compliance.
1
Engagement & Date Confirmation
We coordinate with the executor, attorney, or CPA to confirm the effective valuation date (date of death or alternate date), property details, and any specific IRS or court requirements.
2
Property Inspection
A thorough inspection documents the property's current condition. For retrospective valuations, we also research the property's condition as of the effective date through public records, prior listings, and estate representative interviews.
3
Retrospective Market Analysis
We identify comparable sales that closed near the effective date and analyze market conditions as they existed at that time. This is distinct from a current-date appraisal — the analysis must reflect the market as of the date of death.
4
Narrative Report Delivery
You receive a USPAP-compliant narrative Appraisal Report with the effective date clearly stated, IRS-friendly documentation, and all supporting data. Reports are delivered to the attorney, CPA, or executor as directed.
What You Get
IRS audit-ready deliverables
Every date-of-death valuation includes the documentation the IRS expects to see during review, with methodology and data sources clearly presented.
- USPAP-compliant narrative Appraisal Report
- Effective date clearly stated as date of death or alternate date
- IRS-friendly documentation for Form 706 filing
- Retrospective comparable sales analysis from the effective date
- Property condition documentation with photographs
- Complete workfile for IRS audit-readiness
- Stepped-up cost basis documentation for heirs
Pricing & Turnaround
Transparent fees
Final quotes depend on property complexity, the age of the effective date, and availability of retrospective market data.
starting
$800
Single-Family Residence
Full inspection, retrospective market analysis, narrative Appraisal Report with IRS-compliant documentation
10 business days or less
quote
Custom
Complex or Historical Date
Multiple properties, dates more than 12 months past, or properties requiring extended retrospective research
10 business days or less
FAQ
Common questions
Answers to the questions we hear most from executors, CPAs, and estate attorneys about date-of-death valuations.
What is a date-of-death valuation?
A date-of-death valuation is a retrospective appraisal that determines the fair market value of real property as of the date a person passed away. It is used for IRS Form 706 estate tax filing, stepped-up cost basis documentation, and estate settlement. The appraiser analyzes comparable sales and market conditions as they existed on that specific date.
What is the stepped-up cost basis and why does it matter?
Under IRC Section 1014, heirs receive a cost basis in inherited property equal to its fair market value at the date of death — not the original purchase price. This means if they sell the property shortly after inheriting it, they may owe little or no capital gains tax. A professional appraisal documents this value, which is critical if the property is sold months or years later.
What is the alternate valuation date?
Under IRC Section 2032, the executor can elect to value estate assets six months after the date of death instead of on the date of death itself. This is beneficial when property values have declined during that six-month period, as it reduces the estate's tax liability. The appraiser can prepare the valuation for either date.
How far back can a retrospective appraisal go?
We can prepare retrospective appraisals for dates in the recent past, though the availability of comparable sales data and market information decreases as the effective date gets older. Dates within the past 12 months are the most straightforward. Dates further back may require additional research time and fee, but are still possible if sufficient market data exists.
What is the IRS Form 706 filing deadline?
IRS Form 706 is due nine months after the date of death, with a six-month extension available upon request. We recommend engaging the appraiser early in the estate settlement process to ensure the valuation is completed well before the filing deadline.
Can the property be appraised if it has already been sold or renovated?
Yes. A retrospective appraisal is based on comparable sales and market conditions as of the effective date, not the property's current state. If the property has been sold or renovated since the date of death, the appraiser analyzes what the property was worth at the time of death based on its condition and the market at that time.
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Need a date-of-death valuation?
Tell us about the property and the effective date, and we’ll confirm scope, fee, and turnaround within one business day.