IRS Qualified Appraiser Near You in Atlanta, Georgia — 2026 Guide to Date of Death Appraisals for Estate and Probate
If you're searching for an "IRS qualified appraiser near me" in Atlanta, Georgia for a date of death real estate appraisal in 2026 — this article answers exactly what the IRS requires, who qualifies, and how to make sure your estate, probate, or tax filing won’t be delayed, rejected, or audited.
This is a subtopic of estate and probate valuations—specifically, how the IRS treats appraisals when someone passes away, and what families, CPAs, and attorneys in Georgia need to know in 2026.
What Makes an Appraiser “IRS Qualified” in 2026?
Let’s start with the facts. The IRS doesn’t accept just any appraiser. According to the latest 2026 standards (Publication 561 + Form 706 Instructions), an IRS-qualified appraiser must:
Be licensed or certified in the state where the property is located — for Georgia estates, that means a Georgia appraiser
Regularly perform appraisals for compensation
Be independent (no interest in the property or estate)
Provide a signed report that follows USPAP (Uniform Standards of Professional Appraisal Practice)
Use accepted methodology, including comps, market analysis, and valuation narrative
Deliver a credible written appraisal that can be reviewed or audited by the IRS
A broker’s opinion, Zillow estimate, or informal market report does not qualify.
Story: The CPA Who Trusted the Wrong Appraiser (and Paid for It)
In early 2025, a family in Decatur inherited a triplex and used a quick $350 “desktop appraisal” from a local broker for IRS Form 706. The report was two pages long and used investor-friendly ARV logic instead of comparable sales.
When the IRS reviewed the estate filing, they rejected the valuation. The family had to pay for a second appraisal, refile the 706, and their CPA had to justify the delay. It added 4 months of stress and delayed final disbursement of funds to heirs.
Lesson learned? The IRS has strict standards, and shortcuts don’t work.
Do You Need a Date of Death Appraisal?
Here’s who must get a compliant date of death appraisal in 2026:
Heirs and executors managing real estate within an estate
CPAs preparing IRS Form 706 or handling step-up in basis
Attorneys assisting with probate filings or asset division
Trustees or fiduciaries who need defensible valuation for property in a trust
Any family member planning to sell inherited property and avoid tax penalties
What the IRS Wants (List of Appraisal Requirements)
The IRS isn’t vague. Here’s what must be included in a compliant appraisal:
✅ Effective date as of the date of death (or alternate valuation date if elected)
✅ Market area and condition as it existed on that date
✅ Comparable sales, with time and location proximity
✅ Narrative justification for adjustments, location, and valuation method
✅ A signed USPAP certification page from the appraiser
✅ Clear intended use: “For IRS filing and estate settlement purposes”
In short: it must tell the story of the market as it existed on the decedent’s date of death, not the date of the report.
Story: West End Property — One Block Made a $70K Difference
We recently appraised two properties for the same estate in the West End Historic District of Atlanta. Both were 3-bed bungalows built in 1920. One sat inside the BeltLine overlay; the other was a block outside.
Guess what?
The property inside the BeltLine overlay commanded $70K more in market value due to zoning incentives and walkability.
If your appraiser isn’t aware of Atlanta’s micro-market boundaries, you’re gambling with your estate tax liability.
Is a Restricted-Use Appraisal Acceptable for IRS?
Restricted reports limit both scope and intended user. The IRS is not the intended user in most restricted reports, and therefore they are not valid for:
IRS Form 706
Probate court filings
Step-up in basis documentation
Audit defense
You need a summary or narrative format appraisal, signed and certified, that can be shared with the IRS, court, attorney, and CPA.
Timing in Georgia Matters — Especially in 2026
Here are the deadlines that apply:
IRS Form 706 is due within 9 months of the date of death (6-month extension possible)
Probate court deadlines vary, but disputes and hearings move faster when real estate is appraised and documented
Capital gains exposure for heirs begins the moment property is sold without supporting date-of-death valuation
Even if probate isn’t finalized, you can (and should) begin the appraisal process early—especially in multi-heir or multi-property estates.
Final Takeaway
Q: “IRS qualified appraiser near me” – Who qualifies in Atlanta?
A: A Georgia-licensed appraiser with experience in estate, legal, and IRS-use reports. Specifically, you need a Certified Residential or Certified General Appraiser who is familiar with probate court and IRS submission standards.
Q: “Real estate appraisal IRS” – What’s required for IRS compliance in 2026?
A: The appraisal must be USPAP-compliant, delivered in a narrative or summary format, and specifically state that it’s for IRS Form 706 or estate settlement. It must also include market context and comparable data as of the exact date of death.
Q: “IRS guidelines for date of death appraisal pdf” – What does the IRS say?
A: IRS Publication 561 and Form 706 Instructions provide general valuation guidance. They require an independent, licensed appraiser to provide a written, supportable fair market valuation. No automated tools or restricted reports allowed.
Q: “IRS qualified appraiser near me Atlanta 2026” – Who can I hire right now?
A: Our firm, REI Valuations & Advisory, specializes in IRS-compliant date of death appraisals throughout Atlanta and surrounding Georgia counties. We deliver signed, court-ready and IRS-ready narrative reports, typically within 5–7 business days. All reports are prepared by a Georgia Licensed Residential Appraiser, not a broker, not an AVM.
If you’re handling the estate of a loved one who passed recently, don’t wait until the IRS clock runs out. A proper date of death appraisal is:
Often requested by CPAs and estate attorneys
Serving Atlanta Families and Attorneys – Since 2020
We serve all of metro Atlanta, including:
Fulton, DeKalb, Cobb, Gwinnett, Clayton, Fayette, and Henry Counties.
We specialize in non-lender assignments: IRS, estate, probate, and tax-focused real estate valuation work.Request Your IRS-Qualified Appraisal (Atlanta, GA – 2026 Priority Bookings)
Due to seasonal demand, we currently have limited availability for estate appraisal work in Q1–Q2 2026.
IRS-Compliant Format
Legal-Grade Documentation
Narrative Reporting
Flexible Multi-Property SchedulingSchedule your free Appraisal Fit Call™
Or request a private quote here:January 14 2026 8:58pm
2026 IRS-Qualified Appraisals in Georgia: What Heirs & CPAs Need to Know About Step-Up Valuations
Inheriting a property in Georgia can be a blessing — or a tax trap — depending on how you handle the real estate’s valuation.
In 2026, the IRS is tightening review protocols for estate filings, especially when it comes to step-up in basis valuations. If you’re filing IRS Form 706 or 1041, or advising someone who is, you need an IRS-qualified real estate appraisal — and it needs to be done right the first time.
Recently, we helped a CPA and her client in Atlanta resolve a date of death valuation discrepancy that could’ve cost the estate over $15,000 in excess capital gains. The mistake? They used a sale price instead of the fair market value on the actual date of death. A licensed retrospective appraisal corrected the record — and avoided the audit.
Let’s walk through how to make sure you don’t make that mistake.
Step-by-Step: How to Ensure Your Appraisal Meets IRS Guidelines
Step 1: Understand What the IRS Actually Requires
According to the IRS’s estate and gift tax rules (IRS Pub. 559), a real estate appraisal must:
Be performed by a qualified appraiser
Follow USPAP standards
Reflect the property’s value on the date of death
Include comparable sales, adjustments, and defensible methodology
Be clearly documented and submitted with Form 706 or 1041 if applicable
CMAs, Zestimates, and agent estimates do not qualify.
You need a formal, signed, IRS-qualified appraisal report.
Step 2: Make Sure It’s a Retrospective Appraisal
The appraisal must be dated as of the day your loved one passed — not the date of the report, not the sales date, not “today.”
This is called a retrospective effective date, and it’s critical.
If your report doesn’t show that? The IRS could toss it out — or worse, flag the filing.
Step 3: Find a Local, IRS-Qualified Appraiser Near You
Searches like:
“IRS-qualified appraisal near me”
“Georgia estate tax appraisal”
“real estate appraisal IRS qualified Atlanta”
…are how most clients find us.
We serve the entire Atlanta metro and surrounding counties with licensed, retrospective appraisals for estate and probate purposes. Every report we deliver is built to hold up under IRS review and professional scrutiny.
Step 4: Document Everything for Your CPA or Attorney
We include:
A PDF copy of your report for legal/tax purposes
A simplified value summary
A signed certification from your appraiser
Support for any follow-up your CPA or attorney may need
No last-minute scrambling. No confusing paperwork. No mistakes.
Pro Tip for Heirs, Executors, and CPAs
If you’re filing Form 706 or handling asset distributions, don’t wait until tax season peaks.
We only take a limited number of estate appraisals each month to ensure turnaround time stays fast and accurate.
Here’s What’s Included When You Work With REI Valuations
✔ Licensed Georgia Appraiser (IRS-qualified)
✔ Retrospective date of death valuation
✔ USPAP-compliant methodology
✔ Court- and IRS-acceptable report format
✔ Clean documentation for tax filings
✔ Delivery within 5–7 business days
✔ Free upgrade to 3-day priority turnaround if you mention this blog ($75 value)
Filing Estate Taxes in Georgia? Don’t Risk the IRS Kicking Back Your Report.
We specialize in IRS-qualified estate and probate appraisals across Georgia.
Secure your licensed appraisal today — and file with confidence.
Only 3 estate appraisal slots left this week.
Request yours before calendars fill up.
Request Your Date of Death Appraisal Now
January 6th 2026 9:51am
Real Estate Appraiser Near Me – Fast, Reliable, & Local to Atlanta.
When you’re searching for a real estate appraiser near me, you want someone local, experienced, and dependable. At REI Valuations & Advisory, we specialize in providing certified residential appraisal services across the Atlanta metropolitan area — and we’re just one call away.
Whether you’re a homeowner, real estate agent, attorney, or CPA, our valuation services are designed to give you fast, accurate answers you can trust — all delivered with white-glove professionalism and next-level service.
Why Choose a Local Appraiser Near You?
Hiring a local real estate appraiser matters. Here’s why:
We know your market. From Buckhead to Fayetteville, Marietta to Decatur, we understand the hyperlocal trends and price shifts unique to every Atlanta neighborhood and surrounding county.
We’re one call away. Our streamlined process ensures you get a quote, inspection date, and report delivery — fast. No waiting. No games.
We’re certified, licensed, and qualified. All of our appraisals comply with USPAP standards and are backed by years of experience and market knowledge.
So if you’re searching for “home appraiser near me”, “real estate appraisal company in Atlanta”, or “certified appraiser near me”, you’re in the right place.
Who We Serve
We proudly provide residential appraisal services for:
Homeowners needing pre-listing, pre-purchase, refinance, or insurance valuations
Real Estate Agents who want credible valuations to support client pricing strategies
Attorneys managing divorce, estate, probate, bankruptcy, or litigation cases
Executors and Trustees involved in date-of-death, trust, or inheritance valuations
Investors and Flippers evaluating ARV, rehab projects, or cash-out refinance decisions
Where We Serve: Greater Atlanta Coverage
We cover the entire Atlanta metropolitan area, including but not limited to:
No matter where you’re located in metro Atlanta, you can count on REI Valuations for a fast, accurate, and compliant appraisal.
Our Most Requested Appraisal Services
If it involves the value of a home, we’ve likely done it — and we can do it for you.
Why Clients Trust REI Valuations
Quick Turnaround Times – We know time is of the essence, especially in legal or financial matters.
Straightforward Pricing – Transparent flat-fee pricing. No surprises.
One-on-One Service – No call centers. No delays. Just you and a licensed appraiser.
Credible, Defensible Reports – We don’t just deliver a number — we deliver a narrative backed by market logic.
If you’re searching for a “real estate appraiser near me in Atlanta”, don’t leave your valuation to chance. Tap into a trusted local expert who understands your market and your needs.
Same-week appointments available
Local. Certified. One Call Away.
December 14 2025
Divorce Appraisals in Atlanta — Certified, Neutral, and On Time !
Dividing a home during divorce is emotional.
Dividing the equity shouldn’t be.
At REI Valuations & Advisory, we specialize in providing court-ready divorce appraisals for homeowners and attorneys throughout the Atlanta metropolitan area. Our certified appraisals are neutral, USPAP-compliant, and trusted by judges, mediators, and family law attorneys.
Whether you’re working toward settlement or preparing for court, an accurate, professional appraisal can be the difference between resolution and conflict.
Why You Need a Divorce Appraisal
Divorce appraisals are not just about the number — they’re about peace of mind and financial fairness. Here’s why our clients turn to us:
Unbiased Fair Market Value — remove guesswork and emotion from equity decisions
Court-Ready Documentation — fully USPAP-compliant reports that hold up in mediation or trial
Supports Refinance or Buyout Decisions — when one spouse keeps the home
Retrospective Valuations — we can appraise the property as of the date of separation, not just today
Prepares You for Negotiation — attorneys and mediators often rely on the appraiser’s opinion to guide settlement terms
Avoids Zillow Errors & Inflated Estimates — don’t rely on online guesstimates in legal matters
Homeowners going through divorce
Attorneys and family law firms
Mediators and court-appointed representatives
Financial advisors and real estate professionals assisting with settlements
When Should You Get the Appraisal?
As early as possible. Especially if:
A court date is approaching
You need to establish value on the date of separation
One party wants to keep the home
There is disagreement about condition, renovations, or market trends
The earlier you get a professional, independent appraisal, the smoother the process tends to be.
Initial Intake Call or Online Request
Letter of Engagement Signed (Payment Secures Date)
Inspection or Third-Party Verification (as needed)
Research, Market Analysis, and Valuation
Delivery of Certified Appraisal (PDF)
Optional Court or Attorney Support (Upon Request)
All of our reports are delivered on time, with confidentiality, and clear, court-defensible analysis.
We provide divorce appraisals throughout the Atlanta metro area, including:
Q: Can I order the appraisal myself, or does my attorney have to?
A: Either party can initiate the appraisal. We often work with one or both parties, depending on how the divorce is structured.
Q: Can you appraise the home as of the date of separation?
A: Yes, we offer retrospective appraisals using historical data and MLS support.
Q: Will the court accept your appraisal?
A: Our reports are fully USPAP-compliant and meet legal standards for court use in Georgia.
Q: What if we don’t agree on the value?
A: In some cases, both parties obtain their own appraisals. We remain neutral and do not advocate for either side.
Don’t Wait — Deadlines Don’t Wait for You
Divorce is stressful enough. Waiting until the last minute to get an appraisal can cost you time, money, and legal footing.
We book on a rolling basis — and court season fills up fast.
Call today or request your appraisal online to lock in a valuation date before your deadline passes.
We guarantee fast turnaround times for verified divorce cases.
Need a Divorce Appraisal in Atlanta?
Get a certified, neutral appraisal that protects your equity and stands up in court.
Serving Atlanta & surrounding counties
Limited calendar availability — book before court deadlines.
Confidential. Professional. On time.
Request Your Divorce Appraisal Now
December 12 2025
Need a Divorce or Probate Appraisal in Atlanta? We’ve Got You Covered.
At REI Valuations & Advisory, we specialize in delivering high-quality, court-compliant real estate appraisals across the Atlanta metropolitan area—serving homeowners, attorneys, CPAs, and real estate professionals with accurate and supportable valuation services for life’s most sensitive transitions.
Whether you’re navigating a divorce, handling an estate or probate, or need a date-of-death appraisal to settle tax and inheritance matters, our team brings clarity, compliance, and compassion to the process.
When Accuracy Isn’t Optional — It’s Essential
Dividing marital property fairly requires more than a Zestimate. Judges, mediators, and attorneys rely on defensible, third-party appraisals to guide fair settlements. We deliver USPAP-compliant reports that can withstand scrutiny—whether you’re working with an attorney, mediating directly, or preparing for court.
Executors, heirs, and estate attorneys count on accurate valuations to file tax returns, distribute assets, and resolve disputes. We provide retrospective date-of-death appraisals and current fair market value reports that meet IRS standards and simplify the process during a difficult time.
Pre-Listing or Pre-Purchase? We’ve Got That Too.
Planning to sell or buy? Get a pre-listing appraisal before putting your home on the market—or a pre-purchase appraisal before you submit your offer. We help FSBO sellers price strategically and buyers avoid overpaying. It’s about protecting your equity.
Certified & Licensed in Georgia
Court-Tested, IRS-Ready Reports
USPAP-Compliant and Defensible
Local Expertise: Atlanta Metro, Cobb, Fulton, DeKalb, Gwinnett, Fayette, Henry + More
Schedule Today — Limited Availability This Month
We’re currently booking out 5–7 days in advance, and Q4 is peak season for estate and tax appraisals. Don’t risk delays, penalties, or missed deadlines.
Guarantee: If your appraisal isn’t delivered on time, you get $50 off your final balance.
Bonus: Mention this blog and get a free 10-minute phone consult before booking—no strings attached.
December 10 2025
Need a Year-End Valuation in Atlanta? Work With Certified Local Appraisers Who Know Your Market.
As we approach the end of the year, many Atlanta homeowners, attorneys, real estate agents, and investors find themselves needing a supportable, certified appraisal — and fast. Whether it’s for legal filings, financial reporting, tax planning, or real estate investment decisions, REI Valuations & Advisory is here to provide accurate, defensible valuations backed by deep expertise in the Atlanta metro market.
We are licensed and certified appraisers, fully compliant with USPAP standards, and we serve the entire Atlanta area — including Fulton, DeKalb, Cobb, Gwinnett, Clayton, Henry, and surrounding counties. If you’re looking for a valuation that holds weight with attorneys, courts, tax professionals, or relocation firms, our team delivers with speed, precision, and professionalism.
What Kind of Year-End Valuations Do We Provide?
In a divorce, equitable division of property often depends on a clear and impartial appraisal. We provide certified divorce valuations that are fully supportable for mediation, court proceedings, and attorney documentation.
We work directly with family law attorneys and both parties involved.
Reports include detailed comp analysis, adjustment grids, and commentary.
We ensure that your home’s fair market value is represented accurately, without bias.
If you’re going through a divorce at year-end, timing is key. Courts and attorneys often need valuations dated on or before Dec. 31 for legal compliance.
2. Probate, Estate, and Date of Death Appraisals
If you’ve recently lost a loved one, we understand that you’re managing both emotional and legal responsibilities. A date of death (DOD) appraisal is often required to establish the property’s value as of the date the decedent passed, whether for:
Estate settlement and probate court filings
IRS reporting and step-up in basis
Heir distribution and asset documentation
Our team specializes in retrospective valuations, using historical sales data to determine accurate value as of the specific date required. We also assist CPAs, financial advisors, and estate attorneys with certified reports suitable for federal and state use.
Filing for bankruptcy involves full disclosure of assets — and that includes your real property. We offer supportable appraisals for Chapter 7, Chapter 11, and Chapter 13 filings, working directly with clients or attorneys to meet court submission deadlines.
Reports meet trustee and court documentation standards
Neutral, third-party values (not inflated by emotion or assumptions)
Fast turnaround to meet filing schedules
4. Employment & Relocation Appraisals
Are you relocating for a job or transferring with a company before year-end? A relocation appraisal can help establish the fair market value of your home for:
Employee relocation programs
Internal buyout offers
Pre-sale planning and budgeting
We understand the urgency these moves require, especially before Q4 closes out. Our team delivers ERC 2010-compliant relocation reports upon request, in addition to standard summary format reports.
5. Investor-Focused: Flip, BRRRR, and Rental Property Valuations
Investors: if you’re preparing for year-end capital events, balance sheet updates, or 1031 exchanges, you need supportable valuations for your rental or flip portfolio. We provide:
Whether you’re locking in year-end profits, planning a refinance, or preparing for tax season, our investor-focused valuations help you make confident decisions.
6. Home Measurement Services (ANSI-Compliant)
In 2023 and beyond, accurate home measurements have never been more important. We offer home measurement reports that comply with ANSI Z765-2021 standards, which are now required by most lenders and are increasingly used in FSBO and agent-listing scenarios.
Ideal for listing agents, FSBO sellers, or homeowners disputing square footage
Professional sketches with gross living area clearly delineated
Can be bundled with a valuation if needed
7. Forensic & Retrospective Appraisals
Need to know what the value was on a prior date? Whether it’s for legal, tax, or dispute resolution purposes, we provide retrospective appraisals that hold up under scrutiny.
Common uses include:
IRS step-up basis
Tax appeals
Legal disputes
Portfolio reviews
We reconstruct market conditions, comparable sales, and valuation methodology as of the requested effective date.
Who We Serve Across the Atlanta Metro Area
We’re not just another appraisal company — we’re a specialized valuation firm built to support a range of real estate participants across Atlanta. We regularly work with:
Homeowners needing clarity for personal, legal, or financial reasons
Attorneys (family law, probate, bankruptcy) requiring defensible, court-ready reports
CPAs and financial advisors navigating IRS reporting or year-end filings
Real estate agents and brokers who need objective data for pricing or deal negotiation
Investors seeking BRRRR, flip, or rental valuations
Executors and fiduciaries responsible for estate and trust administration
Why Now Is the Time to Book Your Appraisal
Many legal and financial events require a valuation tied to a specific year-end date — typically December 31st or prior. Appraisals often take 5 to 7 business days, and court submissions, attorney deadlines, or CPA documentation follow closely behind.
Don’t wait until the last minute. Our year-end calendar is quickly filling up — especially for divorce, estate, and tax-related assignments.
Getting a certified appraisal from REI Valuations is simple:
Request a quote or schedule a consultation:
https://www.rei-valuations.com/home-appraisal-requestWe’ll confirm the intended use and effective date.
(e.g., “As of December 31, 2025” for year-end tax filings)We deliver your report within 5–7 business days, ready to be submitted to courts, attorneys, CPAs, or internal stakeholders.
Limited Year-End Availability — Schedule Now
We are only accepting appraisal requests through December 27th, 2025.
After that, our calendar closes for the holidays and we won’t be able to guarantee delivery before January 1st.
If your attorney, tax advisor, or financial planner needs a year-end value — or if you’re planning a transition before the new year — now is the time to lock in your spot.
Don’t wait. Click below to schedule your appraisal or consultation now.
Request a Year-End Appraisal Now »
December 7 2025
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