estate / probate appraisals, estate valuation company near me, date of death appraisal near me, irs appraisals, IRS appraisers R.E.I Valuations . estate / probate appraisals, estate valuation company near me, date of death appraisal near me, irs appraisals, IRS appraisers R.E.I Valuations .

5 IRS Mistakes That Can Blow Up a Step-Up in Basis Valuation (And How to Avoid Them)

This Isn’t Just About Getting the Value Right. It’s About Not Getting Audited.

Most heirs — and even some tax professionals — think a “date of death” appraisal is just a formality.

You slap a value on the inherited property, claim your step-up in basis, and move on.

But if that value triggers red flags at the IRS?

You're not just amending a return.
You're explaining the entire basis calculation under audit… with penalties on the table.

We’ve seen it happen. And we know exactly where things go wrong — and how to stop it before it does.

Here Are the 5 Mistakes That Trip Up Most Step-Up Appraisals

1. Using a Real Estate Agent’s CMA Instead of a Licensed Appraisal

The IRS doesn’t accept guesswork.
CMA = Comparative Market Analysis. Not compliant. Not USPAP-standard. Not defensible.

One estate we worked on had an agent estimate of $385,000.
Our licensed appraisal? $451,000 — based on proper comps, adjustments, and market timing.
That $66,000 difference meant a much bigger step-up (and massive long-term tax savings).

2. Choosing the Wrong “Effective Date” of Value

The IRS wants the FMV on the actual date of death — not the filing date, not the estate sale closing date.

We see heirs accidentally use:

  • The date the will was probated

  • The day the house was listed

  • Or worse — a random estimate months later

Solution: Get a retrospective appraisal with the effective date locked in to the decedent’s death.

3. Using the Sales Price as the Step-Up Basis

Just because the home sold for $500,000 doesn’t mean that was its FMV at the time of death.

Markets shift. Interest rates move. Supply and demand change.

In one case, a property sold for $500K… but had a date-of-death FMV of $535K.
 Reporting $500K left $35,000 on the table in future capital gains.

4. Failing to Document Property Condition

The IRS doesn’t just want value — it wants supporting evidence.

That means:

  • Interior photos (not just exterior)

  • Descriptions of repairs/upgrades

  • Commentary on deferred maintenance

Why it matters:
If the property had issues, your appraiser needs to reflect those in value — or the IRS will assume otherwise.

We've had cases where the appraised value came in lower than expected — saving the estate on taxes because the home had structural issues.

5. Waiting Too Long and Losing Records

We’ve had heirs come to us 18 months after death, asking for a valuation — with no photos, no walkthrough access, and no context.

Reconstructing FMV becomes much harder — and far riskier — when:

  • The property has been renovated

  • It’s been rented or sold

  • There’s no documentation from the time of death

Best practice: Order the appraisal within 30–90 days of death, even if the estate won’t file for months.

What a Proper Step-Up Appraisal Should Include

A real IRS-ready Date of Death Appraisal from REI Valuations includes:

  • Retrospective value as of the exact date of death

  • USPAP-compliant, defensible methodology

  • Photographic and market evidence

  • PDF + electronic delivery for CPA/attorney use

  • Optional affidavit/certification language if needed

For CPAs, Attorneys, and Heirs Who Can’t Afford a Mistake

We specialize in court-accepted, IRS-compliant, and timely date of death appraisals across Georgia.

Includes full licensed appraisal report
Bonus: Property profile PDF to share with your tax preparer
Priority 72-hour delivery available
Only 3 open appraisal slots left this week

Click here to request your licensed date of death appraisal now and lock in your valuation before tax season bottlenecks hit.

January 4 2026

Read More
immigration appraisals, irs appraisals, valuations R.E.I Valuations . immigration appraisals, irs appraisals, valuations R.E.I Valuations .

Do Home Appraisers Go Inside the Property? Understanding Expert Witness Appraisals & Estate Valuation Services in Atlanta.

When it comes to getting your home appraised—whether for estate tax filings, divorce proceedings, or general valuation purposes—many homeowners wonder: Do home appraisers go inside the property?

**The answer is yes—**especially for high-stakes situations like probate, IRS reporting, or litigation where a credible, supportable opinion of value is required. As certified real estate appraisers and expert witnesses serving the Atlanta metropolitan area, we conduct both interior and exterior inspections to document condition, quality, layout, and improvements that directly impact the market value of the home.

Why Interior Access Matters

Whether we’re assisting with estate tax valuation for heirs, or preparing for testimony in family court or superior court, our inspection process is comprehensive. We document:

  • Interior upgrades or deferred maintenance

  • Functional layout issues (e.g., converted garages, in-law suites)

  • Quality of materials, finishes, and construction

  • Any unfinished renovations, repairs, or obsolescence

  • Basement buildouts and bonus spaces often missed by tax records

In expert witness assignments, these details can become pivotal. A judge, IRS agent, or opposing counsel isn’t looking for Zillow estimates—they need a qualified valuation based on observable facts, professionally documented and explained.

Expert Witness Appraisals in Atlanta

We specialize in expert witness appraisals for divorce litigation, partition cases, estate disputes, and more. Our valuation reports are tailored to stand up under scrutiny—prepared to meet USPAP standards and provide clear, defensible conclusions backed by comp grids, adjustments, and reconciliation logic.

Our team has experience working with:

Estate Tax & Date of Death Appraisals

If you’re managing an estate in Georgia, especially in metro Atlanta counties like Fulton, DeKalb, Cobb, or Gwinnett, you’ll likely need a date of death appraisal for IRS compliance or equitable distribution. These are retrospective appraisals, often based on market conditions from months—or even years—ago.

Our Atlanta estate appraisers are trained to:

How Appraisers Work: More Than Just Numbers

Appraisers don’t just “run comps.” We apply multiple valuation approaches (Sales Comparison, Cost, and Income where applicable), interview market participants, analyze market trends, and consider externalities (e.g., zoning changes, nearby development, seasonal timing).

For attorneys and real estate agents, having a local expert who understands Atlanta submarkets—not just appraisals in general—can make all the difference. We serve both residential and small-income properties and tailor our process to the assignment’s scope and intended use.

Serving the Atlanta Metro: Homeowners, Attorneys, Agents, Investors

Whether you’re a homeowner trying to protect your equity, an attorney preparing for court, or a real estate professional needing valuation clarity—we’re here to help. Our coverage spans:

Limited Fall & Winter Availability — Book Now Before We Fill Up

Due to court calendars, year-end IRS filing needs, and seasonal case surges, our expert witness appraisal slots fill up quickly this time of year. If you need a credible, locally-based valuation for court, tax filings, or a high-value real estate decision:

Click here to request a consultation or quote

Appointments are currently booking 7–10 days out.

Call/text now to secure your slot before they’re gone.

Let’s make sure your property is valued the right way—not just the fast way.

November 30 2025

Read More