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Date of Death Appraisal in Atlanta, Georgia (2026): What It Costs — And What It Protects You From

Handling an Estate in Atlanta in 2026?
The Wrong (or Missing) Date of Death Appraisal Can Trigger Capital Gains, IRS Scrutiny, and Family Disputes — All From One Preventable Oversight.

Step 1 — Understand What a Date of Death Appraisal Actually Does

A Date of Death appraisal establishes the fair market value of real property as of the decedent’s date of death — not today.

That historical value determines:
• Step-up in basis
• Capital gains calculations
• Estate tax reporting (IRS Form 706, when applicable)
• Equitable distribution among heirs
• Documentation in probate proceedings

Without it, heirs often default to estimates — and estimates are not defensible under IRS scrutiny.

Step 2 — Know When You Legally or Practically Need One

You likely need a Date of Death appraisal in Atlanta if:

• The estate is going through probate
• The property may be sold
• IRS Form 706 may be required
• There are multiple heirs dividing equity
• A CPA needs documentation for tax filing
• There is potential for audit exposure

Even when not “required by law,” it becomes required by consequence when capital gains are calculated years later.

Step 3 — Understand the Cost in Atlanta (2026)

In the Atlanta metro area (Fulton, Cobb, Gwinnett, DeKalb), most retrospective Date of Death appraisals range between:

$475 – $1,250+

The fee depends on:
• Property complexity
• Research depth required
• How far back the effective date is
• Whether expert testimony or court use is anticipated
• Market data availability for that historical period

The real cost question isn’t the fee.
 It’s the potential tax exposure without one.

Step 4 — Who Performs a Date of Death Appraisal?

A licensed or certified real estate appraiser with experience in:

• Retrospective valuations
• Estate & probate assignments
• IRS reporting support
• Market condition time adjustments
• Historical data research

Not all appraisers structure reports with IRS defensibility in mind.

That distinction matters.

Step 5 — What to Look for in a Date of Death Appraisal (From a Real Estate Appraiser)

When reviewing or hiring an appraiser, verify:

• Clear retrospective effective date
• Comparable sales from the correct historical time period
 • Documented market condition analysis
• Explanation of time adjustments
 • Proper USPAP certification
 • Clear intended use and intended user
• CPA / attorney coordination when necessary

If those components are missing, the report may lack defensibility.

Do I need a Date of Death appraisal in Atlanta?

If you are handling probate, estate division, or plan to sell inherited property, yes — especially for capital gains protection.

How much does a Date of Death appraisal cost in Atlanta?

Most range between $500 and $1,250+, depending on complexity and historical research requirements.

Who does a Date of Death appraisal?

A licensed or certified real estate appraiser experienced in retrospective estate valuations.

Why do you need a Date of Death appraisal?

To establish defensible fair market value as of the date of death for tax reporting, step-up in basis, and legal documentation.

What should I look for?

Historical comparables, time adjustments, proper certification, and IRS-ready documentation.

Where can I get a Date of Death appraisal near me?

If you are in the Atlanta metropolitan area — Fulton, Cobb, Gwinnett, or DeKalb County — REI Valuations & Advisory specializes in estate and retrospective assignments.

If you’re handling an estate right now, do not wait until closing or tax filing to address valuation documentation.

We offer:

• Free 30-Minute Estate Valuation Fit Call
 • CPA / Attorney Coordination Upon Request
 • IRS-Structured Reporting
 • Fast Turnaround Options Available

Due to active probate caseloads, we limit estate assignments each month to ensure research depth and compliance standards.

Call or Text: 404-692-3878
Email: reivaluations@gmail.com
Website: https://www.rei-valuations.com

Secure documentation now — before the tax consequences become irreversible.

February 19th 2026 7:35pm

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Before You Order a Date of Death Appraisal in Atlanta (2026), Read This — Cost, Need & Who to Hire

If you’re searching “date of death appraisal near me,” here’s what determines whether you need one, who performs it, what to look for, and what it realistically costs in Georgia.

Most families order a date of death appraisal for one of two reasons:

Because an attorney told them to.

Or because someone said, “You might need it.”

But here’s the part no one explains clearly:

Not every inherited property requires one.
And not every appraiser structures it correctly.

Ordering one unnecessarily wastes money.

Failing to order one when needed can create tax exposure later.

Before you hire a real estate appraiser in Atlanta for a date of death valuation, you need to answer three questions:

  1. Why do you need it?

  2. Who is qualified to perform it?

  3. What should it cost?

Let’s break that down properly.

Step 1 — Why Do You Need a Date of Death Appraisal?

You typically need one if:

• The property is part of probate
• The estate is filing Form 706
• You are documenting step-up in basis
• Heirs plan to sell and want capital gains protection
• There are multiple beneficiaries
• There is dispute or potential dispute
• A CPA requires documentation

If none of these apply, you may not need a formal retrospective appraisal.

The purpose is documentation.
Not opinion.
Documentation.

Step 2 — Who Does a Date of Death Appraisal?

A licensed or certified real estate appraiser with experience in retrospective valuations.

Important distinction:

This is not a broker price opinion.
 This is not a CMA.
 This is not an automated valuation.

A proper date of death appraisal requires:

• A clearly defined retrospective effective date
• Market data from that specific historical period
• Analysis of comparable sales that reflect market conditions as of the date of death
• A properly signed and certified report

When searching “date of death appraisal near me” in Atlanta, verify the appraiser has experience with estate and probate assignments.

Step 3 — What to Look for in a Date of Death Appraisal

If you’re hiring a real estate appraiser, look for:

  1. Clear identification of the effective date (the actual date of death)

  2. Retrospective market condition analysis

  3. Comparable sales from the correct time frame

  4. Transparent methodology explanation

  5. Signed certification and licensing details

  6. Experience in estate, probate, or tax-related work

If the report reads like a quick valuation snapshot, it may not hold up if questioned.

Estate valuations must be defensible.

Step 4 — Date of Death Appraisal Cost in Atlanta (2026)

Cost depends on:

• Property size
• Property complexity
• Availability of historical data
• Required report format
• Turnaround timeline

In the Atlanta metropolitan area — including Fulton, Cobb, Gwinnett, and DeKalb counties — estate-grade retrospective appraisals generally cost more than standard lending appraisals.

Why?

Because the research is backward-looking.
Data must be verified from historical market periods.
And documentation standards are higher.

You are paying for defensibility, not just an opinion of value.

Step 5 — When You May Not Need One

You may not need a formal appraisal if:

• The estate is very small
• No tax reporting is required
• Property will not be sold
• There is no dispute
• Legal counsel confirms it is unnecessary

In those cases, informal valuation guidance may suffice.

But if tax, probate, or capital gains reporting is involved, documentation becomes critical.

Do I need a date of death appraisal?

You typically need a date of death appraisal if the property is part of probate, estate tax filing, gift tax reporting, or if heirs plan to sell and require step-up in basis documentation. In Atlanta, Georgia, it is commonly required for estate settlement, inheritance division, and future capital gains protection.

Why do you need a date of death appraisal?

A date of death appraisal establishes the fair market value of real estate as of the decedent’s exact date of death. It is used for probate proceedings, estate tax reporting, capital gains calculations, inheritance distribution, and legal documentation supporting the transfer of property.

Who does a date of death appraisal?

A licensed or certified real estate appraiser with experience in retrospective valuations performs a date of death appraisal. The appraiser analyzes comparable sales and market conditions as they existed on the historical date of death to determine defensible fair market value.

What should I look for in a date of death appraisal?

You should look for a clearly stated retrospective effective date, comparable sales from the correct historical period, detailed market condition analysis, transparent valuation methodology, and a signed certification from a licensed appraiser experienced in probate or estate documentation.

How much does a date of death appraisal cost in Atlanta?

Date of death appraisal cost in Atlanta varies depending on property size, complexity, historical data availability, and report format. Retrospective estate appraisals generally cost more than standard lending reports because they require backward-looking market research and defensible documentation.

Date of death appraisal near me — what should I verify?

When searching for a date of death appraisal near you in Atlanta, verify the appraiser’s Georgia license status, experience with retrospective estate assignments, familiarity with probate requirements, clear fee structure, and ability to provide a properly documented appraisal report.

If you’re unsure whether you need a date of death appraisal in Atlanta, Georgia, schedule a brief consultation before making a decision.

We specialize in retrospective estate valuations structured for probate, CPA, and legal documentation across Fulton, Cobb, Gwinnett, DeKalb, and surrounding counties.

For a limited time, we are offering:

• A complimentary 30-minute Appraisal Fit Call
• A clear scope and fee outline before engagement
• A pre-engagement checklist to determine if an appraisal is necessary

Estate matters move quickly — and filing deadlines don’t pause for valuation delays.

Call or text: 404-692-3878
Email: reivaluations@gmail.com

REI Valuations & Advisory
Atlanta, Georgia

February 17th 2026 7:43pm

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