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Probate, trusts and stepped up basis

Date of death and
estate appraisals

We appraise homes as of the date of death, or another date an estate needs, for executors, trustees, attorneys and CPAs in five Puget Sound counties. Phone (425) 967-3498 or use the quote form to start.

Who it is for

Why does an estate need a date of death value?

IRS Publication 551 sets the basis of inherited property at its fair market value on the date of death, or on the alternate valuation date if the personal representative elects it. Heirs use that basis to figure their gain when they sell. A current appraisal can't show it; a retrospective one, built from sales around that date, can.

Washington has its own estate tax, separate from the federal one, and the Department of Revenue publishes its exclusion amount by date of death. Your CPA or attorney decides whether a return is due. If one is, the appraisal supports it.

Our team has been reading Puget Sound home sales since the early 1990s, including market analyses for builders and mortgage brokers. When a date of death is years back, that long view helps us rebuild what the market looked like then.

What you get

What goes into an estate appraisal?

Value on the date that counts

The date of death, a trust funding date or a gift date. Sales that closed afterward are left out, however recent.

Condition as it was

We ask the family or personal representative about the home on that date and note changes since, so the value reflects the house then.

Exterior only when needed

If the home has sold or can't be entered, we can work from an exterior view, records and photos, and the report states that scope.

Every user named

The estate, attorney and CPA can all be listed as intended users, so one report can serve probate and tax filings.

What to have ready

What should I send when I order?

The date of death or other effective date
Who the client is, and who else will rely on the report
Access to the home, or photos of its condition on that date
Any later sale, listing or prior appraisal of the property
Repairs, additions or damage since that date

Expect 7 to 10 days depending on scope, with a note from us as the work moves and the report on the date promised. If the county's assessed value on the inherited home looks high, our property tax appeal guide walks through an appeal in King, Pierce and Snohomish Counties.

Questions

Estate appraisal questions

How much does an estate appraisal cost?

Each estate gets its own quote, since the property, the effective date and access all affect the work. Delivery typically takes 7 to 10 days.

How far back can you appraise?

Years, when needed. County records and past listing data let us rebuild past markets; the older the date, the more the report leans on records and interviews, and it says so.

Do you need to go inside?

An interior visit gives the firmest value and is our default. If the home has been sold, remodeled or emptied, we can work from the exterior and documents and disclose that.

Can one report serve probate and the tax return?

Usually. Tell us every intended use and user when you order and we write the report to cover them.

Do you value inherited condos and townhomes?

Yes, and attached homes are familiar ground for our team. We read the HOA dues and any special assessment in force on the date of death.

Service areas

Estate and date of death appraisals across Puget Sound

Seattle Bellevue Tacoma Everett Olympia Kirkland Redmond Lynnwood Bremerton Puyallup All 63 cities

Other services

Purchase appraisals Refinance appraisals Divorce and legal appraisals Pre listing appraisals Property tax appeal appraisals FHA appraisals Private and relocation appraisals

Ready to get
started?

Appraisal MS delivers accurate, defensible residential appraisals across King, Pierce, Snohomish, Kitsap, and Thurston Counties. Fee and delivery quotes researched by our team, no obligation.

Request a quote

Or call (425) 967-3498 · or ask Gerry a free question

Date of death andestate appraisals