What Is a Date of Death Appraisal?
A Date of Death (DOD) appraisal provides the fair market value of real property as of the exact date someone passed away. This valuation is critical for:
These are known as retrospective appraisals, meaning we determine what the market value was on a date in the past—not today. Our reports are USPAP-compliant, formatted for IRS and court use, and tailored for attorneys, CPAs, and estate executors.
Q: Why would the IRS require a date of death appraisal?
A: For estates over a certain value threshold, the IRS may require fair market value reporting for tax purposes. Even for smaller estates, a DOD appraisal can establish cost basis for capital gains and prevent future tax disputes.
Q: What if the person passed away months or years ago?
A: No problem. Retrospective appraisals are based on historical market data from that specific date. Whether the death occurred 3 months or 3 years ago, we use comparable sales from that time frame to determine accurate value.
Q: Can I get an appraisal now for a date in the past?
A: Yes. In fact, that’s exactly what a Date of Death appraisal is. You can also request a “current as-is value” alongside the DOD value for dual reporting.
Q: Will the appraisal hold up in court or with the IRS?
A: Yes. Our appraisals follow Uniform Standards of Professional Appraisal Practice (USPAP) and are designed to meet IRS requirements and court scrutiny.
Q: Who can order a DOD appraisal?
A: Executors, personal representatives, trustees, surviving spouses, attorneys, or CPAs can all order the appraisal. In some cases, multiple heirs will jointly request one to ensure fair division.
Q: Will the IRS accept a restricted appraisal report?
Answer:
In most cases, no—especially for IRS Form 706 or 709 filings. The IRS expects a qualified appraisal with sufficient detail to support value conclusions. Restricted or summary reports often lack the documentation needed to withstand scrutiny. If challenged, this can lead to rejected filings, delays, or audit exposure. For estates in Atlanta, a fully supported report is the safer path.
Q: How much does a Date of Death appraisal cost—and why does it vary?
Answer:
Cost depends on property complexity, research depth, and IRS-level documentation requirements—not just square footage. A basic home is different from a luxury estate, rental property, or unique asset. The real question isn’t price—it’s financial exposure. An under-supported appraisal can cost far more in taxes or legal issues than the fee itself.
Q: What qualifies someone as an “IRS qualified appraiser”?
Answer:
The IRS requires an appraiser to meet specific criteria, including education, experience, and competency in valuing the specific property type, along with compliance under Treasury regulations. Not every licensed appraiser qualifies. Using someone who doesn’t meet IRS standards can result in disallowed valuations and penalties, even if the number itself seems reasonable.
Q: Can I use a real estate agent’s opinion instead of an appraisal?
Answer:
No—agent opinions, CMAs, and online estimates are not acceptable for IRS reporting, probate court, or cost basis documentation. They are informal and lack the methodology and support required. In an audit or legal review, these valuations typically carry no weight, which can expose the estate to unnecessary risk.
Q: What happens if the valuation is challenged later?
Answer:
If the IRS or opposing parties challenge the value, the appraisal must be defensible under scrutiny. This is where report quality matters. A well-supported appraisal can be upheld with documentation and methodology. A weak one often leads to revisions, disputes, or financial consequences. The difference isn’t the number—it’s the ability to defend it.
How Much Does a Date of Death Appraisal Cost?
In the Atlanta area, a typical DOD appraisal ranges from $450 to $650, depending on the location, complexity, and how far back the valuation date is.
We provide clear flat-rate pricing, and can often rush reports when needed for probate deadlines or tax filings.
Date of Death (DOD) Appraisals in Atlanta.
IRS-Compliant Valuations for Estate Settlement, Inheritance, and Probate
When a loved one passes, an accurate home appraisal is often required to settle the estate, file with the IRS, or distribute assets among heirs. We specialize in retrospective date of death appraisals that reflect the property’s value on the day the decedent passed—regardless of how much time has passed since.