Inherited a Property? The Wrong Date of Death Value Could Create Problems Later
You inherited a property. Now someone is asking: “What was it worth when the owner died?”
That sounds simple—until you realize today's value may not be the value you need.
For heirs and families navigating probate, estate administration, or potential tax reporting, establishing the correct historical fair market value can become an important part of settling an estate. Waiting too long, relying on an online estimate, or using a value that isn't adequately supported could leave you scrambling for documentation when an attorney, CPA, or tax authority asks how the value was determined.
If you're searching “Do I need a Date of Death appraisal?” “Date of Death appraisal near me,” “IRS qualified appraiser near me,” or “Who does a Date of Death appraisal?”, you're probably trying to answer the same question:
What do I need to do now to protect myself and properly document the property's value?
Start with these five steps.
1. Confirm Whether You Need a Date of Death Appraisal
Start by speaking with your estate attorney, CPA, or tax professional about the valuation requirements for your situation.
A retrospective appraisal may be needed to establish the property's historical fair market value for estate administration, probate, tax reporting, or determining the basis of inherited real estate.
2. Identify the Correct Date of Value
The effective date is critical.
If the property owner passed away in 2023 but you're ordering the appraisal in 2026, the appraiser researches the market as it existed around the 2023 Date of Death.
That means analyzing historical sales and market conditions rather than simply estimating today's value.
3. Gather Historical Property Information
Try to document what the property was like as of the Date of Death.
Photos, previous listings, repair records, renovation invoices, leases, surveys, tax records, and other historical information can help the appraiser understand the property's condition at that time.
4. Hire an Appraiser With the Right Competency
If you're searching for a Date of Death appraisal near me or an IRS qualified appraiser near me, look beyond the credential alone.
The appraiser should have experience with the property type, local market, retrospective valuation, and intended use of the appraisal.
For properties throughout Atlanta and the surrounding Metro Atlanta market, local market knowledge can be particularly important when researching historical values.
5. Don't Wait Until You Need the Appraisal
Historical valuations can become more difficult as time passes.
Market data changes, properties are renovated, records disappear, and reconstructing the property's previous condition can become more challenging.
If you've inherited real estate and expect to need a valuation, consider addressing the appraisal early in the probate or estate process.
Need a Date of Death Appraisal in Metro Atlanta?
R.E.I. Valuations & Advisory provides Date of Death and retrospective real estate appraisal services for heirs, executors, property owners, attorneys, and estate professionals throughout Metro Atlanta.
Bonus: Your initial consultation includes a complimentary review of the property, Date of Death, intended use, and available property information before the appraisal begins.
Because retrospective appraisals require additional historical market research, a limited number of these assignments can be accepted at a time. If you're currently navigating probate or settling an estate, consider getting the valuation process started before approaching filing, sale, or distribution deadlines.
Call: 404-692-3878
Email:REIvaluations@gmail.com
R.E.I. Valuations & Advisory provides real estate valuation services, not legal or tax advice. Consult your attorney or tax professional regarding the requirements applicable to your estate.
August 23rd 2026 9:08pm
5 Steps to Protect Your Inherited Real Estate From Unnecessary Tax Exposure…
Updated August 2026 | Date of Death & Estate Real Estate Appraisals
If you recently inherited a home, rental property, land, or commercial real estate, determining what the property was worth on the date of death may be one of the most important financial steps you take before selling, distributing, or reporting the asset.
Why?
Because the IRS generally establishes the basis of inherited property using its fair market value as of the decedent's date of death, subject to certain exceptions and alternate valuation rules. That value can become extremely important when the property is later sold and a capital gain or loss must be calculated.
A properly developed Date of Death appraisal can provide independent support for that historical fair market value.
Here are five steps executors, beneficiaries, attorneys, and estate representatives should consider when inherited real estate is involved.
Step 1: Determine Whether You Need a Date of Death Appraisal
A Date of Death appraisal, sometimes called a retrospective estate appraisal, develops an opinion of the property's fair market value as of a historical date—typically the date the property owner died.
This is different from asking:
"What is the property worth today?"
The relevant question becomes:
"What was this property worth on the date of death?"
That distinction matters because real estate markets change.
Prices, interest rates, market conditions, property supply, buyer demand, comparable sales, and neighborhood conditions in August 2026 may be substantially different from the conditions that existed when the decedent died.
The IRS states that the basis of inherited property is generally its fair market value on the date of death, although alternate valuation and other special rules may apply.
If inherited real estate may eventually be sold, distributed, reported on an estate tax return, or used to establish tax basis, speak with your CPA, attorney, or tax professional about whether a retrospective appraisal should be obtained.
Step 2: Establish a Defensible Fair Market Value
This is where the appraisal can become financially significant.
Imagine a property was originally purchased decades ago for $100,000 and is inherited many years later.
For inherited property, the beneficiary's basis is generally tied to the property's fair market value at the date of death rather than simply carrying forward what the decedent originally paid, subject to applicable IRS rules and exceptions.
If the inherited property is later sold for more than its applicable basis, the difference may result in a taxable gain.
That is why establishing a well-supported historical value matters.
The objective should not be to obtain the highest possible appraisal or the lowest possible appraisal.
The objective is to develop a credible, market-supported opinion of fair market value that can be supported by the market evidence available as of the applicable valuation date.
Step 3: Hire the Right Real Estate Appraiser
A common search after inheriting property is:
"IRS qualified appraiser near me."
But the right appraiser should not simply be someone willing to provide a number.
For a retrospective Date of Death assignment, consider an appraiser's:
State certification or licensing
Experience with the applicable property type
Geographic competency in the property's market
Experience completing retrospective valuations
Understanding of estate, tax, and intended-use appraisal assignments
Ability to research historical market conditions and comparable sales
Ability to clearly explain and support the final value conclusion
For certain federal tax purposes—particularly qualified appraisals involving noncash charitable contributions—the IRS imposes specific requirements concerning both the appraisal and the qualified appraiser performing it. Current IRS instructions state that applicable qualified appraisals must be prepared by a qualified appraiser and in accordance with the substance and principles of USPAP, along with the applicable Treasury Regulations.
The exact requirements depend on why the appraisal is being obtained, which is why the appraiser should know the intended use before accepting the assignment.
Step 4: Make Sure the Appraisal Matches the Intended Tax or Estate Purpose
Not every estate-related appraisal serves the same purpose.
A real estate appraisal may potentially be needed for:
Date of Death / Estate Administration:
Establishing the retrospective fair market value of inherited real property.
Form 706 / Federal Estate Tax:
The IRS's current Form 706 instructions require real estate included in the gross estate to be reported on Schedule A and instruct filers to explain how reported values were determined and attach copies of appraisals.
Gift Tax Purposes:
Real property transferred as a gift may require valuation under different tax rules and circumstances.
Charitable Contributions:
For many noncash charitable contributions exceeding $5,000, IRS rules require a qualified appraisal from a qualified appraiser. Form 8283 is an appraisal summary—it is not itself the appraisal.
Capital Gains / Tax Basis:
A retrospective appraisal may help establish the historical fair market value used in determining the basis of inherited property when applicable.
Before ordering the appraisal, tell the appraiser exactly why you need it.
"Estate planning," "Date of Death," "Form 706," "gift tax," "charitable contribution," and "selling inherited property" should not automatically be treated as interchangeable intended uses.
Step 5: Get the Appraisal Before You Actually Need It
One of the biggest problems with retrospective appraisals is waiting.
The appraiser may be asked years later to reconstruct a market that no longer exists.
The property itself may have been renovated, damaged, demolished, or sold. Photographs may disappear. Records may become difficult to locate. Individuals familiar with the property's condition may no longer be available.
The appraisal can still potentially be completed retrospectively, but maintaining good documentation can make the process considerably easier.
Executors and beneficiaries should consider preserving:
Photographs of the property
Repair and renovation records
Surveys and plats
Leases and rent rolls for income-producing property
Property tax records
Closing documents
Information concerning the property's physical condition around the date of death
Any previous appraisals or property-related documents
The earlier these records are preserved, the stronger the historical record available to the appraiser.
Date of Death Appraisal FAQs
Do I need a Date of Death appraisal?
Not every estate requires one. However, when real estate is inherited and its historical fair market value must be established for estate administration, tax basis, reporting, or a future sale, a retrospective appraisal may be appropriate. Your CPA or estate attorney should advise you regarding the specific tax filing requirements applicable to your estate.
Why do you need a Date of Death appraisal?
The primary purpose is to establish a supportable opinion of what the real property was worth on the applicable historical valuation date. For inherited property, the IRS generally provides that basis is determined using fair market value on the date of death, subject to applicable exceptions and elections.
Who does a Date of Death appraisal?
A qualified real property appraiser with competency in the property's market, property type, retrospective valuation, and intended use of the assignment should perform the appraisal.
What should I look for in a Date of Death appraisal and real estate appraiser?
Look for a report that clearly identifies the effective date, intended use, property rights appraised, relevant historical market conditions, comparable market evidence, valuation methodology, assumptions and limiting conditions, and a well-supported final opinion of value.
The report should explain how and why the appraiser reached the value—not merely provide a number.
What are the Form 706 appraisal requirements for real estate?
Form 706 is the federal estate and generation-skipping transfer tax return. When the gross estate contains real estate, Schedule A is used to report it. Current IRS instructions state that the real estate should be described sufficiently for the IRS to locate and value it, and the filer should explain how reported values were determined and attach copies of appraisals.
Will the IRS accept a Restricted Appraisal Report?
Do not assume that a Restricted Appraisal Report is appropriate merely because it is an appraisal report.
The appropriate reporting format depends upon the assignment's intended use, applicable appraisal standards, and any specific IRS or regulatory requirements. When an appraisal will support a tax filing or other high-stakes estate matter, the appraiser, attorney, and tax professional should determine what documentation is appropriate for that specific assignment.
What are the IRS qualified appraisal requirements?
The answer depends on the tax purpose. The IRS has particularly detailed "qualified appraisal" and "qualified appraiser" requirements for certain noncash charitable contributions. Current Form 8283 instructions state that qualifying appraisals must satisfy applicable Treasury Regulations and be prepared by a qualified appraiser.
Do not assume that the same requirements apply identically to every Date of Death, estate, gift, or charitable contribution assignment.
Can an appraiser complete an appraisal for gift tax purposes?
Yes, when the appraiser possesses the necessary competency for the property, market, and assignment. Because federal gift-tax reporting has its own requirements, the appraiser should be informed at engagement that the appraisal is being obtained for gift-tax purposes.
What about a qualified appraisal for a charitable contribution?
Different rules apply. For many noncash property donations exceeding $5,000, the IRS requires a qualified appraisal, subject to exceptions. Current IRS guidance also requires Form 8283 for applicable noncash charitable contributions.
How much does a Date of Death appraisal cost?
There is no universal fee.
The cost depends on the property type, complexity, location, historical effective date, availability of market data, scope of work, intended use, and reporting requirements.
A single-family residence with readily available historical market evidence may require a very different scope of work than a multi-tenant commercial property, apartment complex, industrial facility, or acreage tract.
Can a Date of Death appraisal help reduce capital gains taxes?
An appraisal does not guarantee a tax reduction.
What it can do is provide a professionally developed and supported opinion of the property's fair market value as of the applicable date.
Because inherited property's basis is generally tied to fair market value at the date of death, establishing the appropriate historical value can materially affect the calculation of gain when inherited property is later sold.
The tax consequences should always be determined by your CPA, tax attorney, or other qualified tax professional.
Need a Date of Death Appraisal?
If you inherited real estate and need to establish its historical fair market value, R.E.I. Valuations and Advisory provides professional real estate appraisal services for estate, Date of Death, tax-related, and other private-party valuation assignments.
As part of the appraisal process, we can help you identify the property information and historical documentation needed for the assignment so you know what to gather before the appraisal begins.
Current availability is limited, and retrospective assignments can require additional research depending on the effective date and availability of historical market data. If you have an upcoming estate filing, property sale, attorney deadline, or tax-related deadline, contacting an appraiser early can help provide adequate time for the required research and analysis.
Call: 404-692-3878
Email: REIValuations@gmail.com
R.E.I. Valuations and Advisory
Professional Real Estate Valuation for Estate & Date of Death Purposes
This article is provided for general informational purposes and is not legal or tax advice. Consult a qualified CPA, tax professional, or attorney regarding your specific estate and tax circumstances.
August 16th 2026 5:04pm
Date of Death Appraisals: The One Mistake That Could Cost Your Estate Thousands in Taxes…
When a loved one passes away, the last thing most families expect is to face questions from the IRS about the value of real estate. Yet one incorrect valuation—or relying on an outdated estimate, tax assessment, or online home value—can create unnecessary tax liability, delays in estate administration, disputes among heirs, or additional scrutiny from taxing authorities.
If you're asking questions such as "Do I need a date of death appraisal?", "Who performs a date of death appraisal?", "How much does a date of death appraisal cost?", or "Will the IRS accept my appraisal?", you're not alone. These are some of the most common questions families, estate attorneys, accountants, executors, and trustees ask.
A Date of Death (DOD) Appraisal, also referred to as a retrospective appraisal, determines the fair market value of a property as of the owner's date of death—not today's market value. This valuation is frequently used for federal estate tax filings (including IRS Form 706), inherited property, capital gains calculations, probate matters, estate planning, gift tax matters, and other tax-related purposes.
The Five-Step Date of Death Appraisal Process
Step 1: Determine Whether You Need a Date of Death Appraisal
A date of death appraisal is commonly needed when:
Filing a federal estate tax return (IRS Form 706)
Determining the stepped-up basis for inherited real estate
Calculating future capital gains taxes after inheritance
Probate or estate administration
Trust administration
Estate settlements among heirs
Gift tax or charitable contribution reporting
Estate planning documentation
Many property owners are surprised to learn that obtaining the appraisal before selling inherited property can help establish an accurate tax basis and potentially reduce future tax complications.
Step 2: Hire a Qualified Real Estate Appraiser
Not every appraiser regularly performs retrospective valuations.
When selecting an appraiser, consider whether they:
Have experience with retrospective (historical) valuations
Understand IRS-related appraisal assignments
Perform independent, unbiased analyses
Research historical market conditions as they existed on the effective date
Prepare reports consistent with the Uniform Standards of Professional Appraisal Practice (USPAP)
Experience with estate, probate, trust, and tax-related assignments can be especially valuable because these assignments require more than simply estimating today's market value.
Step 3: Gather Property Information
The appraisal process becomes more efficient when the appraiser has access to available documentation, including:
Property address
Date of death
Ownership information
Survey (if available)
Prior appraisal (if available)
Improvements made before or after the valuation date
Legal documents if applicable
Even if you do not have every document, a qualified appraiser can typically advise you regarding what information is necessary.
Step 4: Historical Market Research
Unlike a traditional appraisal, a date of death appraisal requires reconstructing the market as it existed on the historical effective date.
The appraiser researches:
Comparable sales occurring around the date of death
Historical market trends
Local economic conditions
Neighborhood influences
Property characteristics that existed on the effective date
The objective is to determine what a knowledgeable buyer would reasonably have paid for the property on that specific date—not what it is worth today.
Step 5: Receive Your Completed Appraisal Report
After completing the research and analysis, the appraiser prepares a written appraisal report containing the valuation conclusion and supporting analyses.
Depending on the intended use, the report may be used for:
Estate administration
Probate proceedings
Tax planning
Accounting records
Capital gains calculations
Legal matters involving inherited real estate
Frequently Asked Questions
Do I need a date of death appraisal?
If you inherited real estate, are administering an estate, filing IRS Form 706, establishing a stepped-up basis, or need to document historical market value, a date of death appraisal may be appropriate. Your attorney or CPA can advise you regarding your specific tax filing requirements.
Who performs a date of death appraisal?
A state-licensed or state-certified real estate appraiser who is qualified to perform retrospective appraisal assignments.
What is a retrospective appraisal?
A retrospective appraisal estimates the market value of a property as of a previous date rather than the current date. In estate matters, that previous date is usually the owner's date of death.
What does a date of death appraisal cost?
Fees vary depending on factors such as:
Property type
Property size
Complexity
Location
Historical research required
Delivery timeframe
Every assignment is unique, so obtaining a quote based on the specific property is recommended.
How long does the process take?
Turnaround time depends on property complexity, market data availability, scheduling, and requested delivery date.
Will the IRS accept a restricted appraisal report?
The appropriate report format depends on the intended use and assignment requirements. Many tax-related assignments require a comprehensive appraisal report with sufficient supporting documentation. Your appraiser should discuss the appropriate reporting option based on your needs.
What are the Form 706 appraisal requirements?
Federal estate tax filings often require credible support for the reported value of real estate. Because every estate is different, the appraisal should be prepared for its intended tax-related use and coordinated with your estate attorney or CPA when appropriate.
What should I look for in a date of death appraisal?
Look for an appraiser who:
Has experience with retrospective valuations
Understands estate and probate assignments
Performs independent market research
Uses historical comparable sales
Clearly explains the valuation methodology
Produces a well-supported appraisal report
Choosing an experienced appraiser can help reduce questions later from attorneys, accountants, beneficiaries, or taxing authorities.
Why Choosing the Right Appraiser Matters
A date of death appraisal is much more than assigning a number to a property. It requires reconstructing an entire real estate market as it existed years earlier while applying recognized valuation methodology and credible market evidence.
An unsupported valuation can create unnecessary disputes among heirs, inaccurate tax reporting, delays in estate administration, or additional questions from professionals involved in settling the estate.
Working with an appraiser experienced in retrospective valuations helps provide a credible opinion of value supported by historical market data and recognized appraisal standards.
Need a Date of Death Appraisal?
Whether you're an executor, trustee, estate attorney, CPA, or family member handling inherited real estate, we're here to help.
When you contact us, we'll discuss:
Whether a date of death appraisal is appropriate for your situation
The information needed to begin the assignment
Estimated turnaround time
Transparent pricing based on your property
The appraisal process from start to finish
Call: (404) 692-3878
Email:reivaluations@gmail.com
Early planning often makes the process smoother—especially if a property sale, tax filing deadline, or probate proceeding is approaching. Contact R.E.I Valuations and Advisory today to schedule your consultation and receive a customized quote for your date of death appraisal.
August 2nd 2026 2:23pm
Date of Death Appraisal: The Costly Mistake That Could Delay Your Form 706 or IRS Estate Filing…
When a loved one passes away or real estate is transferred through a gift, one of the first questions families, attorneys, executors, trustees, and beneficiaries ask is:
"Do I need a real estate appraisal?"
The answer depends on why the appraisal is being obtained, who will rely on it, and whether the appraisal will be submitted to the Internal Revenue Service (IRS).
Unfortunately, many individuals unknowingly order the wrong type of appraisal report, resulting in unnecessary delays, additional costs, or even the need to obtain a second appraisal altogether.
This guide explains the differences between Form 706 appraisals, Form 709 appraisals, Date of Death (DOD) appraisals, and Restricted Appraisal Reports, so you know exactly what is required—and when a restricted appraisal may or may not be appropriate.
What Is a Date of Death (DOD) Appraisal?
A Date of Death (DOD) appraisal determines the fair market value of real estate as of the decedent's date of death rather than its current market value.
These appraisals are commonly required for:
Probate administration
Estate settlement
Estate tax reporting
Determining a stepped-up tax basis
Trust administration
Beneficiary distributions
Capital gains calculations after inheritance
Rather than reflecting today's market conditions, the appraiser reconstructs the market exactly as it existed on the effective date of the appraisal.
Form 706 Appraisal Requirements
IRS Form 706 is the United States Estate (and Generation-Skipping Transfer) Tax Return.
When real estate is included in a taxable estate, the IRS requires support for the reported fair market value.
A properly prepared appraisal helps document:
Fair Market Value
Highest and Best Use
Market conditions as of the date of death
Comparable sales analysis
Appropriate valuation methodology
Compliance with qualified appraisal requirements
An unsupported estimate or automated valuation model (AVM) generally does not provide the level of market support expected for estate tax reporting.
Form 709 Appraisal Requirements
IRS Form 709 reports taxable gifts.
Whenever real estate is transferred as a gift, an appraisal may be necessary to establish the property's fair market value on the transfer date.
Common examples include:
Parents gifting rental property to children
Family farm transfers
Vacation home transfers
LLC ownership interests involving real estate
Transfers into irrevocable trusts
A professionally developed appraisal helps establish the property's value for gift tax reporting and may reduce future valuation disputes.
Will the IRS Accept a Restricted Appraisal Report?
This is one of the most common questions we receive.
The answer is: it depends on the intended use and intended user.
A Restricted Appraisal Report communicates valuation results to a single intended user and contains substantially less reporting detail than an Appraisal Report.
A Restricted Appraisal Report may be appropriate for certain private, internal decision-making assignments where the intended user understands the limited scope of reporting.
However, if an appraisal will be submitted to the IRS, relied upon by multiple parties, used in litigation, or reviewed by attorneys, accountants, beneficiaries, or government agencies, a more comprehensive appraisal report is generally the more appropriate reporting option.
Selecting the proper report format should always be determined during the scope of work discussion before the assignment begins.
Do I Need a Date of Death Appraisal?
You may need a Date of Death appraisal if you are:
Executor of an estate
Personal representative
Estate administrator
Trustee
Probate attorney
CPA preparing estate tax returns
Beneficiary selling inherited property
Family member determining equitable distributions
Establishing stepped-up tax basis for future tax purposes
If you're uncertain, consulting your attorney, CPA, and qualified real estate appraiser before filing tax documents can help avoid unnecessary complications later.
Who Performs a Date of Death Appraisal?
A Date of Death appraisal should be completed by a state-certified real estate appraiser experienced in retrospective valuations, historical market analysis, probate assignments, and IRS-related valuation work.
The appraiser should be capable of reconstructing market conditions as they existed on the effective valuation date rather than relying solely on today's market data.
What Should You Look for in a Date of Death Appraisal?
Not all appraisals are developed for the same intended use.
When selecting an appraiser, consider whether they have experience with:
Retrospective appraisals
Probate valuations
Estate tax assignments
Form 706 reporting
Form 709 reporting
Historical comparable sale research
Qualified appraisal requirements
Fair Market Value analysis
Highest and Best Use analysis
Proper market condition adjustments
USPAP-compliant appraisal development and reporting
The goal is not simply to produce a value opinion—it is to provide a well-supported valuation that can withstand professional scrutiny if questions arise later.
Common Problems Executors and Heirs Face
Estate administration often involves more than simply determining a property's value.
Multiple beneficiaries disagree on value.
A professionally supported appraisal provides an independent opinion that helps reduce disputes among heirs.
The IRS requests additional documentation.
A properly developed appraisal provides market evidence supporting the reported value.
The property is sold years after inheritance.
A retrospective appraisal establishes the value as of the date of death, helping determine a stepped-up tax basis and potential future capital gains.
Attorneys and accountants need reliable documentation.
An appraisal provides independent market support that legal and tax professionals can confidently rely upon.
The estate includes a unique property.
Historic homes, acreage, commercial buildings, investment properties, and mixed-use real estate often require significantly more analysis than automated online estimates can provide.
How REI Valuations & Advisory Helps
At REI Valuations & Advisory, we specialize in retrospective real estate appraisals developed in accordance with USPAP for estate, probate, trust, and tax-related purposes.
Our services include:
Date of Death (DOD) Appraisals
Form 706 Estate Tax Appraisals
Form 709 Gift Tax Appraisals
Probate Appraisals
Trust Valuations
Retrospective Market Value Analyses
Residential Real Estate Appraisals
Commercial Real Estate Appraisals
We routinely work alongside:
Executors
Estate Administrators
Trustees
Probate Attorneys
Certified Public Accountants (CPAs)
Financial Advisors
Beneficiaries
Every assignment begins with a discussion of the intended use, intended users, and reporting requirements to ensure the appraisal report is appropriate for your specific needs.
How much does a Date of Death appraisal cost?
The cost depends on the property's complexity, location, size, historical research required, intended use, and reporting requirements. Commercial properties, acreage, investment properties, and complex estates generally require more analysis than a typical residential assignment.
How long does a Date of Death appraisal take?
Turnaround times vary depending on property complexity, historical data availability, and assignment scope. If you have a probate deadline or tax filing date, it's best to discuss timing before engagement.
Can Zillow or an online estimate be used for Form 706 or Form 709?
Automated valuation models (AVMs) and online estimates generally are not substitutes for a professionally developed appraisal when a supported opinion of market value is required for estate or gift tax reporting.
Final Thoughts
Choosing the right appraisal is just as important as choosing the right appraiser.
Whether you're administering an estate, preparing IRS Form 706, reporting a gift on Form 709, establishing a stepped-up tax basis, or determining the historical value of inherited real estate, understanding the intended use of the appraisal can help prevent unnecessary delays, additional costs, and future valuation disputes.
Obtaining the appropriate appraisal from the outset provides greater confidence for executors, beneficiaries, attorneys, accountants, trustees, and taxing authorities alike.
Ready to Get Started?
If you're an executor, administrator, trustee, attorney, CPA, or beneficiary and need a Date of Death appraisal, Form 706 estate tax appraisal, Form 709 gift tax appraisal, or simply want to determine whether a Restricted Appraisal Report is appropriate for your situation, we're here to help.
At REI Valuations & Advisory, every assignment begins with a complimentary consultation to determine the appropriate appraisal type before you invest in a report that may not meet your intended use. Our goal is to help you avoid unnecessary delays, duplicate appraisal costs, and complications during probate or tax reporting.
When you contact us, you'll receive:
A complimentary consultation regarding your appraisal needs.
Guidance on whether your assignment requires a Date of Death appraisal, Form 706, Form 709, or another valuation service.
An explanation of the appraisal process, required documentation, and expected turnaround time.
A transparent fee quote with no obligation.
Because retrospective and IRS-related appraisal assignments require extensive historical market research and careful analysis, our availability is limited to ensure every assignment receives the attention and due diligence it deserves. If you have an upcoming probate deadline, estate settlement, tax filing, or court date, we encourage you to contact us as early as possible.
Call: (404) 692-3878
Email:REIValuations@gmail.com
Whether you're settling an estate, transferring property through a gift, or preparing documentation for federal tax purposes, REI Valuations & Advisory is committed to delivering independent, well-supported, and professionally developed appraisal services you can rely on.
Contact us today to schedule your complimentary consultation and ensure you obtain the right appraisal the first time.
July 19th 2026 5:14pm
Probate Conflict Alert: Why Atlanta Executors Need a Date of Death Appraisal Before Selling Inherited Property
Selling inherited real estate without a Date of Death appraisal can create major tax consequences for heirs. In Atlanta and across Georgia, probate attorneys and CPAs increasingly require IRS-compliant real estate valuations to establish step-up basis. Learn why waiting until after the sale can trigger IRS questions and costly capital gains surprises.
When people search for “date of death appraisal near me,”“IRS qualified appraiser near me,” or “Form 706 appraisal requirements,”they are usually facing a serious financial decision.
Executors, probate heirs, and estate administrators often realize too late that an incorrect valuation can trigger IRS scrutiny, tax exposure, or disputes between heirs.
Below are the most important things to understand before ordering a Date of Death appraisal for estate tax, probate, or step-up basis purposes.
1. What Is a Date of Death Appraisal?
A Date of Death appraisal (DOD appraisal) is a retrospective real estate valuation that determines the fair market value of a property on the exact date someone passed away.
IRS Form 706 Estate Tax Filings
Step-Up Basis Calculations
Probate Court Valuations
Estate Settlement Between Heirs
Capital Gains Tax Calculations
Estate Accounting and Distribution
Search terms commonly used for this include:
date of death appraisal near me
real estate appraisal IRS requirements
IRS qualified appraiser near me
probate real estate appraisal
The appraisal establishes the official tax basis of the property, which directly affects how much tax heirs may owe when the property is later sold.
2. Do You Actually Need a Date of Death Appraisal?
Many executors ask:
Do I need a date of death appraisal?
When is a Form 706 appraisal required?
Is an appraisal necessary for step-up basis?
You generally need one when:
✔ The estate must file IRS Form 706
✔ The property will be sold after inheritance
✔ The estate needs to determine step-up or step-down tax basis
✔ Multiple heirs need a neutral valuation to avoid disputes
✔ A CPA or probate attorney requests one for documentation
Without a defensible valuation, heirs may face:
Unexpected capital gains taxes
IRS challenges
Family disputes
Court delays in probate
3. IRS Requirements for a Qualified Appraisal
The IRS does not accept casual opinions of value.
For estate tax purposes, the valuation must meet strict standards for a Qualified Appraisal performed by a Qualified Appraiser.
Key requirements include:
The appraiser must meet IRS qualified appraiser standards
The appraisal must comply with USPAP appraisal standards
The valuation must reflect fair market value on the date of death
Comparable sales must be time-adjusted to the valuation date
The report must contain proper documentation and certification
This is why many professionals search for:
IRS qualified appraiser near me
qualified appraisal requirements
IRS guidelines for date of death appraisal PDF
A standard mortgage appraisal or online estimate will not satisfy IRS documentation standards.
4. What to Look for in a Date of Death Appraisal
Not all appraisal reports are suitable for estate tax filings or probate court.
Executors and attorneys should look for:
✔ Retrospective valuation experience
✔ Knowledge of Form 706 appraisal requirements
✔ Court-defensible documentation
✔ Proper IRS appraisal language
✔ Support for step-up basis tax calculations
A weak report can collapse under:
IRS audits
Attorney review
Opposing expert testimony
5. Who Performs a Date of Death Appraisal?
A licensed real estate appraiser with IRS-qualified experiencetypically performs these valuations.
Professionals who often request them include:
Probate attorneys
CPAs
Estate administrators
Financial advisors
Trust officers
Search queries often include:
who does a date of death appraisal
probate appraisal near me
estate valuation appraiser
6. How Much Does a Date of Death Appraisal Cost?
Another common search question is:
“How much does a date of death appraisal cost?”
Typical factors affecting the fee include:
Property type
Property location
Complexity of retrospective analysis
Required documentation level
Rush deadlines for IRS or probate filings
Estate appraisals often require more research and historical market analysisthan a standard appraisal, which is why they can take longer.
If you are searching for:
Date of death appraisal near me
IRS qualified appraiser near me
Form 706 appraisal requirements
Qualified appraisal requirements
Step-up basis real estate valuation
Probate real estate appraisal
Estate tax property valuation
You are likely facing one of the most important financial decisions in estate settlement.
A properly prepared Date of Death appraisal does more than assign a value to real estate.
It can help:
Establish thecorrect step-up or step-down tax basis
Protect heirs from unnecessary capital gains taxes
Provide documentation acceptable to the IRS
Prevent probate disputes between heirs
Support CPAs and attorneys preparing estate filings
In many cases, the difference between a casual valuation and a proper IRS-compliant appraisalcan mean tens of thousands of dollars in tax exposure.
That’s why experienced estate professionals often recommend securing the valuation early in the probate or estate settlement process.
If you need a Date of Death appraisal for probate, IRS Form 706, or step-up basis, the best time to start the valuation process is before tax filings or property sales create time pressure.
Complex estate assignments are limited each month so that every report receives the documentation required for IRS and legal review.
Schedule a Date of Death Appraisal Consultation
During the consultation we will:
✔ Review whether an appraisal is required for your situation
✔ Confirm the correct IRS valuation date
✔ Identify any documentation needed for Form 706 or probate filings
✔ Provide a clear quote and timeline
Bonus for early consultations:
Executors and heirs who schedule a consultation receive a preliminary estate valuation guidance checklistused by CPAs and probate attorneys when preparing estate filings.
📞 Call: 404-692-3878
🌐 Request a consultation:https://www.rei-valuations.com/date-of-death-appraisals
March 12th 2026 9:06PM
Do I Need a Date of Death Appraisal in Atlanta? 2026 Probate, Cost, IRS Form 706 & Executor Liability Explained
Searching “date of death appraisal near me” in Georgia? Before you rely on a CMA, understand why probate courts and the IRS expect retrospective support. This Atlanta-focused 2026 guide explains who performs DOD appraisals, what they cost, what to look for in a qualified real estate appraiser, and when skipping one creates tax and inheritance conflict.
If you’re an executor, administrator, or probate heir responsible for settling an estate in Georgia, you’re facing one decision that quietly controls everything:
What was the real estate worth on the date of death?
File the wrong value, and you risk:
IRS scrutiny
Capital gains mistakes
Heir disputes
Court challenges
Delays that drag probate for months
File the correct value — documented properly — and you:
Protect stepped-up basis
Reduce capital gains exposure
Avoid Form 706 rejection
Keep probate smooth
Protect yourself from liability
Let’s break this down clearly.
1. What Is a Date of Death (DOD) Appraisal?
A Date of Death appraisal is a retrospective valuation that determines the fair market value of real estate as of the exact date someone passed away.
This value is used for:
Probate court filings
Estate division among heirs
Capital gains tax calculation
Internal Revenue Service reporting
IRS Form 706 (when required)
It is not a current market value.
It is a legally supportable value anchored to a historical effective date.
2. Why the Date of Death Value Matters So Much
A) It Sets the Stepped-Up Basis
If heirs later sell the property, their capital gains are calculated from the DOD value — not what the decedent originally paid.
Lower value = higher capital gains.
Higher defensible value = reduced taxable exposure.
This is not opinion.
It is math.
B) It Protects the Executor From Personal Liability
Executors and administrators can be challenged by:
Other heirs
Probate attorneys
CPAs
IRS reviewers
A casual CMA or informal opinion does not protect you.
A properly documented appraisal does.
C) It Determines Estate Tax Exposure
For larger estates, real estate valuation feeds directly into:
Federal estate tax filings
Georgia probate reporting
Asset allocation decisions
If the number collapses under audit scrutiny, everything downstream unravels.
3. What Is IRS Form 706 and When Is It Required?
IRS Form 706 is the United States Estate (and Generation-Skipping Transfer) Tax Return.
It is typically required when the estate exceeds the federal exemption threshold.
Even when not required federally, executors may still need:
Accurate DOD values for capital gains tracking
Court documentation
Internal family accounting
Supportable comparables
Proper retrospective analysis
Clear methodology
USPAP compliance
Generic broker letters rarely survive scrutiny.
4. What Does a Probate Valuation Include?
A proper probate valuation typically includes:
Retrospective effective date analysis
Comparable sales from the correct time frame
Market condition adjustments
Neighborhood trend support
Documentation suitable for court and IRS review
Clear explanation of methodology
This is not just a price.
It is a defensible valuation narrative.
5. What Does a Date of Death Appraisal Cost in Atlanta?
Property type
Complexity
Acreage
Historic research depth
Required documentation level
Mid-market professional appraisals typically range higher than:
Broker price opinions
Informal CMAs
Litigation-ready expert testimony reports
The real question is not cost.
It is:
What will it cost you if the number is wrong?
6. How Long Does It Take?
5–10 business days (standard residential)
Expedited options available when filing deadlines approach
Time pressure increases risk.
Starting early increases protection.
7. What If the Property Was in Poor Condition?
Condition matters.
The appraisal must reflect:
Deferred maintenance
Structural issues
Obsolescence
Market stigma (if applicable)
Ignoring these inflates value.
Overstating value increases tax exposure.
Understating value invites challenge.
Accuracy protects everyone.
8. When Should You Order the Appraisal?
Best practice:
As soon as you are appointed executor
Before listing the property
Before filing final probate documents
Before heirs sell
Waiting until after the sale complicates everything.
If you are an executor or probate heir in Atlanta, the Date of Death appraisal is not a paperwork formality.
It is:
The foundation of stepped-up basis
The shield against IRS scrutiny
The protection against heir disputes
The anchor of probate integrity
File correctly now…
Or repair mistakes later under pressure.
Here’s What We Do Differently
✔ Retrospective market analysis aligned with the exact date of death
✔ Clear documentation suitable for IRS review
✔ Court-ready formatting
✔ Mid-market pricing without corner-cutting
✔ Direct communication with executors, attorneys, and CPAs
Complimentary Probate Readiness Review (Limited Availability)
For a limited number of estates each month, we offer:
A free 30-minute Probate Valuation Fit Call
Deadline assessment (Form 706 or probate timeline)
Preliminary scope guidance
Documentation checklist to avoid delays
We limit complex estate assignments monthly to maintain documentation quality and turnaround integrity.
Once the calendar fills, new requests move to the following month.
Next Step
If you are responsible for settling an estate in Georgia:
Schedule your Date of Death Appraisal consultation today.
Protect the basis.
Protect the estate.
Protect yourself.
Request your consultation through the form below or call 404-692-3878 directly to reserve your filing window.
Email Us at: reivaluations@gmail.com
March 5th 2026 7:53pm