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Date of Death Appraisal in Atlanta, GA (2026): Could the Wrong Appraisal Create an IRS or Estate Tax Problem?

What Executors, Heirs, Attorneys, and Property Owners Should Know Before Hiring a Real Estate Appraiser for a Date of Death Valuation

A Date of Death (DOD) appraisal can become an important part of settling an estate, establishing a property's historical fair market value, determining a potential stepped-up tax basis, or supporting information reported for federal estate tax purposes.

But not every appraisal—or every appraiser—is necessarily appropriate for every IRS-related assignment.

If you are searching for an IRS qualified appraiser near Atlanta, wondering whether you actually need a date of death appraisal, or trying to determine what the IRS expects from a real estate valuation, the important question is not simply:

“How much does a date of death appraisal cost?”

The better question is:

“Will the appraisal I receive be appropriate for its intended tax, estate, or legal use?”

That distinction matters.

Depending on the circumstances, an estate may need to establish the fair market value of real estate as of the property owner's date of death, even when that date occurred months—or years—before the appraisal was ordered. This is commonly referred to as a retrospective appraisal.

For property owners, executors, heirs, accountants, and attorneys throughout the Atlanta metropolitan area and Georgia, understanding the appraisal process before hiring an appraiser can help avoid an unsupported valuation, an inappropriate report format, or unnecessary complications when the valuation is later relied upon for tax or estate purposes.

Before Ordering a Date of Death Appraisal, Follow These Steps

Step 1 — Determine why the appraisal is needed.
Is the valuation being requested for estate administration, stepped-up basis, Form 706 reporting, gift tax planning, a charitable contribution, probate, or another tax-related purpose?

Step 2 — Identify the correct date of value.
A Date of Death appraisal generally requires the appraiser to develop an opinion of value retrospectively as of the applicable historical date—not today's market value.

Step 3 — Determine what appraisal qualifications are appropriate.
IRS requirements can differ depending on whether the valuation relates to an estate, gift, or charitable contribution. The appraiser's credentials, experience, independence, and appraisal methodology should be considered in relation to the intended use.

Step 4 — Confirm the appropriate appraisal report before ordering.
Do not assume that every appraisal report format is appropriate simply because it contains an opinion of value. The intended use and applicable reporting requirements should be established at the beginning of the assignment.

Step 5 — Ask the appraiser what information will be needed.
Property records, prior transfers, leases, improvements, historical property conditions, photographs, estate documents, and other information may become relevant when reconstructing market conditions as of a historical date.

Step 6 — Understand the appraisal before relying upon it.
A credible Date of Death appraisal should provide sufficient support for the value conclusion and clearly communicate the effective date, intended use, property characteristics, market evidence, and valuation methodology.

5 Questions to Ask Before Ordering a Date of Death Appraisal

1. Do I Need a Date of Death Appraisal?

You may need a Date of Death (DOD) appraisal when inherited real estate requires a supportable opinion of its fair market value as of the owner's date of death. The valuation may be needed for estate administration, determining the basis of inherited property, tax reporting, probate, or a future sale.

A Date of Death appraisal is retrospective—the appraiser develops an opinion of value based on the property and market conditions that existed as of the historical date of death, not today's market.

2. Who Does a Date of Death Appraisal—and What Should I Look For?

A Date of Death appraisal should be completed by a licensed or certified real estate appraiser with appropriate competency for the property type, market area, and retrospective valuation assignment.

When searching for a Date of Death appraiser near Atlanta, Georgia, consider the appraiser's credentials, local market knowledge, experience with retrospective valuations, independence, and ability to support the value conclusion with relevant historical market evidence.

3. What Is an IRS Qualified Appraiser?

The IRS uses the term “qualified appraiser” under specific tax provisions, particularly those involving qualified appraisals for charitable contributions. Requirements can address an appraiser's education, experience, competency, independence, and other criteria.

Because requirements can differ between estate, gift tax, and charitable contribution appraisals, tell the appraiser exactly why the valuation is needed before ordering the appraisal.

4. What Are the Form 706 and Qualified Appraisal Requirements?

For estates filing IRS Form 706, real estate must be appropriately identified and valued, and the IRS instructions require supporting information concerning how the reported value was determined. Copies of applicable appraisals may also need to accompany the filing.

Requirements can differ for estate tax, gift tax, and charitable contribution purposes. Your attorney, CPA, or tax professional should determine the applicable filing requirements, while the appraiser develops the real property valuation appropriate for the identified intended use.

5. How Much Does a Date of Death Appraisal Cost?

There is no universal Date of Death appraisal cost. Fees depend on the property type, complexity, historical effective date, availability of historical market evidence, intended use, and required scope of work.

When comparing appraisers, don't focus solely on the lowest fee. Consider whether the appraiser has the competency, market knowledge, and experience necessary to develop and support a credible retrospective opinion of value.

Need a Date of Death Appraisal in Metro Atlanta?

R.E.I. Valuations and Advisory provides independent Date of Death, estate, and retrospective real estate appraisal services throughout the Atlanta metropolitan area and surrounding Georgia markets.

Initial Consultation: We can discuss the property, historical valuation date, intended use, and information needed before the appraisal begins.

ACT EARLY: Historical valuations can require additional research to identify relevant market evidence from the applicable Date of Death.

LIMITED AVAILABILITY: Assignments are accepted based on property type, location, competency, and current appraisal scheduling.

Call R.E.I. Valuations and Advisory:404-692-3878
Email:REIValuations@gmail.com

Need to establish a property's historical value? Contact us today to discuss your Date of Death appraisal needs.

September 6th 2026 4:06pm

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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

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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

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Date of Death Appraisal: Why One Mistake Could Cost Your Family Thousands in Taxes, Probate Delays, or IRS Challenges….

If you've recently inherited a home or lost a loved one, you're probably asking one question:

"Do I need a Date of Death appraisal?"

Unfortunately, many families don't realize they need one until an attorney, CPA, or the IRS requests it—sometimes months or even years later. Waiting too long can make obtaining reliable market evidence more difficult and may complicate probate, estate administration, tax reporting, or the future sale of the property.

Whether you're settling an estate, filing probate, preparing IRS forms, determining a stepped-up basis, or simply trying to understand what a property was worth on the date someone passed away, obtaining a credible appraisal from a qualified real estate appraiser is often one of the most important steps in the process.

What Is a Date of Death Appraisal?

A Date of Death (DOD) appraisal is a retrospective real estate appraisal that estimates a property's market value as of the date the property owner passed away.

Unlike a current market valuation, a DOD appraisal analyzes historical market conditions, comparable sales, market trends, and economic factors that existed on the effective date—not today's market.

This valuation is commonly used for:

  • Probate and estate administration

  • Inherited property

  • IRS reporting

  • Form 706 (Federal Estate Tax Return)

  • Form 709 (Gift Tax Return, when applicable)

  • Determining stepped-up basis

  • Estate planning

  • Family settlements

  • Trust administration

  • Charitable contribution reporting when required

Why Do You Need a Date of Death Appraisal?

A properly prepared appraisal can help:

Determine Fair Market Value

Executors and heirs need an objective opinion of value as of the date of death.

Establish Stepped-Up Basis

One of the largest tax benefits available to heirs is the stepped-up basis. Without credible documentation, determining future capital gains taxes can become significantly more difficult.

Support Probate Proceedings

Courts, attorneys, and estate administrators frequently require independent valuation evidence.

IRS Compliance

When federal tax reporting requires an appraisal, a well-supported report prepared by a qualified appraiser can provide important valuation support.

Reduce Family Disputes

An independent valuation often removes emotional bias and provides a neutral opinion during estate distributions.

Who Performs a Date of Death Appraisal?

Not every real estate professional is qualified to prepare a retrospective appraisal.

A Date of Death appraisal should generally be completed by a state-certified real estate appraiser who is competent in retrospective valuations, understands historical market analysis, follows USPAP, and has experience researching historical comparable sales and market conditions.

Experience with probate, estate, trust, and IRS-related assignments is especially valuable.

What Should You Look for in a Date of Death Appraisal?

Before hiring an appraiser, ask whether the report includes:

  • Historical comparable sales near the effective date

  • Market analysis reflecting conditions existing on the valuation date

  • Retrospective valuation methodology

  • USPAP-compliant reporting

  • Well-supported adjustments

  • Thorough neighborhood and market analysis

  • Clear explanation of the valuation process

  • Appropriate documentation supporting the opinion of value

A quality appraisal should explain not only the conclusion, but also how that conclusion was developed.

Will the IRS Accept a Restricted Appraisal Report?

It depends on the intended use and the specific reporting requirements.

Certain IRS filings and tax matters require appraisal documentation that satisfies applicable federal requirements. A restricted appraisal report may not always provide the level of detail necessary for every intended use. Before ordering an appraisal, discuss your situation with your attorney, CPA, and appraiser to determine the appropriate report format.

What Are the Qualified Appraisal Requirements?

The IRS has specific requirements for qualified appraisals in certain tax matters. While requirements vary depending on the assignment, users should generally expect:

  • An appraisal prepared by a qualified appraiser when required

  • Compliance with applicable IRS regulations

  • USPAP-compliant appraisal development

  • Adequate market support

  • Appropriate identification of the property and effective date

  • Sufficient explanation of the valuation process

Because every estate is different, your attorney or tax professional can advise which reporting requirements apply to your situation.

How Much Does a Date of Death Appraisal Cost?

The cost depends on several factors, including:

  • Property type

  • Property size

  • Location

  • Complexity

  • Historical research required

  • Intended use

  • Turnaround time

Every assignment is unique, so pricing is typically provided after reviewing the property's characteristics and assignment requirements.

Frequently Asked Questions

Do I need a Date of Death appraisal?

If you've inherited real estate, are involved in probate, administering an estate, filing certain tax forms, determining stepped-up basis, or resolving family estate matters, you should discuss whether a Date of Death appraisal is appropriate with your attorney, CPA, or appraiser.

Who does a Date of Death appraisal?

A state-certified real estate appraiser with experience in retrospective valuations and estate-related assignments.

Can a Realtor perform a Date of Death appraisal?

A comparative market analysis (CMA) is not the same as a real estate appraisal. Many legal, probate, lending, and tax matters require an independent appraisal prepared by a state-certified appraiser.

How long does the process take?

Turnaround depends on the complexity of the assignment, historical research required, and current workload.

Why Families Across Metro Atlanta Trust R.E.I Valuations and Advisory

At R.E.I valuations and Advisory, we understand that losing a loved one is already difficult. Our goal is to provide objective, well-supported real estate valuations that help families, attorneys, CPAs, trustees, and executors make informed decisions during the probate and estate administration process.

Every assignment is developed in accordance with the Uniform Standards of Professional Appraisal Practice (USPAP), with careful attention to historical market conditions and credible valuation methodology.

Schedule Your Date of Death Appraisal Today

If you need a Date of Death appraisal for probate, an inherited property, estate administration, IRS reporting, stepped-up basis, or trust purposes, don't wait until deadlines create unnecessary stress.

Contact R.E.I Valuations and Advisory today to discuss your assignment.

Call: 404-692-3878

Email:reivaluations@gmail.com

Why contact us now?

  • Complimentary consultation to discuss your appraisal needs.

  • Flexible scheduling with prompt turnaround based on availability.

  • Because assignment capacity is limited, early scheduling helps ensure your appraisal is completed within your required timeframe.

We're here to help you navigate the valuation process with professionalism, independence, and credible market analysis when it matters most.

July 26th 2026 2:35pm

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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.

Frequently Asked Questions

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

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Atlanta Probate Heirs & Executors (2026): 9 Costly Mistakes to Avoid When Getting a Date of Death Appraisal

If you’re a probate heir, executor, or estate administrator, you’re likely making a valuation decision right now that will echo through tax filings, family distributions, and potential IRS scrutiny.

Most people don’t realize this until it’s too late.

And by then… the appraisal is already filed.

9 Mistakes That Can Cost You Thousands (or Trigger IRS Problems)

1. Waiting Too Long to Order the Appraisal

Most executors delay until paperwork piles up.

That delay turns a clean valuation process into a time-compressed scramble—right when Form 706 deadlines and tax filings are looming.

Result:
Rushed reports → Higher risk of errors → Less defensibility under review

2. Hiring a “General Appraiser” Instead of an IRS-Qualified Appraiser

Not every appraiser meets IRS-qualified appraiser standards.

That matters.

A report that doesn’t align with IRS expectations can be:

  • Challenged

  • Discounted

  • Or outright rejected

Contrast:
✔ IRS-aligned appraisal vs ❌ Generic report that collapses under audit

3. Using a Restricted or “Short” Report Format

Many heirs ask:

“Will the IRS accept a restricted appraisal report?”

Short answer: That’s risky.

Restricted reports often omit critical support, methodology, and narrative explanation required for:

Translation:
Saving time upfront can cost you exponentially later.

4. Not Understanding What a Date of Death Appraisal Actually Does

This isn’t just “what the home is worth.”

It establishes:

Miss this?
You risk overpaying taxes—or underreporting and triggering penalties.

5. Choosing Speed Over Defensibility

Yes, you can get a fast appraisal.

But the real question is:

Will it hold up if reviewed?

Executors who prioritize speed often end up with:

  • Weak comparables

  • Poor adjustments

  • Thin documentation

Outcome:
A report that looks fine… until someone challenges it.

6. Ignoring IRS Form 706 Appraisal Requirements

Form 706 isn’t casual paperwork.

It’s a federal tax filing with documentation expectations.

A compliant appraisal must include:

  • Proper scope of work

  • Market-supported adjustments

  • Clear valuation methodology

  • Appraiser qualifications

Miss any of these… and scrutiny increases.

7. Not Realizing Who Reviews the Appraisal

This isn’t just for “your records.”

Your appraisal may be reviewed by:

  • IRS examiners

  • CPAs

  • Probate attorneys

  • Opposing family members

Different audiences. One report.

If it’s not built for scrutiny, it becomes a liability.

8. Underestimating Family & Legal Conflict Risk

Executors don’t just manage numbers.

They manage people.

A weak or unclear valuation can trigger:

  • Heir disputes

  • Legal challenges

  • Accusations of mismanagement

A defensible appraisal protects more than value—it protects you.

9. “What Does It Protect?”

This is where most decisions go wrong.

The real cost question is:

  • What’s the cost of an IRS challenge?

  • What’s the cost of incorrect tax basis?

  • What’s the cost of family disputes or litigation?

A properly supported appraisal reduces:

  • Financial exposure

  • Legal vulnerability

  • Emotional stress

What You Actually Need (And Why It Matters)

If you’re handling an estate in Atlanta or surrounding Georgia counties, here’s the reality:

A date of death appraisal isn’t just a requirement.

It’s a financial anchor point that determines:

  • How much tax is owed

  • What heirs inherit (and keep)

  • Whether your decisions hold up under review

The right appraisal should give you:

  • Clarity instead of confusion

  • Confidence instead of second-guessing

  • Defensibility instead of exposure

Because once it’s filed…
it’s not easily undone.

If you’re an executor or heir navigating a date of death appraisal, probate valuation, or Form 706 requirement, timing and documentation matter more than most realize.

Schedule your Appraisal Fit Call before your filing timeline tightens.

We limit the number of complex estate assignments each month to ensure:

  • Proper research depth

  • IRS-aligned documentation

  • Court-ready reporting quality

Early consultations receive:

  • Priority scheduling

  • Preliminary scope review (no obligation)

Call or request your consultation today.
The earlier this is structured correctly… the fewer problems you inherit later.

Call at 404-692-8576 or Email at reivaluations@gmail.com

April 17th 2026 8:17pm

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The Number That Can Trigger IRS Problems for Your Inherited Property (Before You Even Sell It)

If you’ve recently inherited a property…
or you’ve been named executor or administrator…

You’re probably thinking the hard part is selling the home.

It’s not.

The most important decision happens before the property ever hits the market.

It’s the number you assign to it.

That number quietly determines:

  • How much the IRS expects

  • How much equity is protected (or lost)

  • Whether family members agree… or start asking questions

  • Whether your decisions hold up months—or years—from now

Most people don’t realize this until it’s already been filed.

And by then, changing it is expensive… slow… and sometimes impossible.

7 Costly Mistakes Executors Make When Deciding “What the Property Is Worth”

1. Relying on Online Estimates

Zillow and similar tools feel fast and convenient.

But they’re built for broad ranges—not IRS scrutiny.

What feels easy now can create uncertainty later when someone asks:
“Where did this number come from?”

2. Taking a Real Estate Agent’s Opinion as Final

Agents are valuable—for selling.

But their job is to price for the market today, not defend a historical number tied to a specific date.

That difference matters when:

  • The IRS reviews filings

  • Attorneys examine documentation

  • Beneficiaries question fairness

3. Using the Wrong Type of Documentation

Not all reports are created equal.

Some are designed for:

  • Internal decision-making

  • Quick estimates

  • Lending shortcuts

Others are built to stand up under legal and IRS review.

Using the wrong one often isn’t discovered until it’s challenged.

4. Missing IRS-Specific Requirements

There are specific standards tied to:

  • Estate filings (Form 706)

  • Gift filings (Form 709)

  • Charitable contributions

If those standards aren’t met…

The number you submitted can be:

  • Questioned

  • Adjusted

  • Rejected entirely

5. Waiting Too Long to Establish the Number

Time doesn’t just pass—it changes the data available.

Delays can lead to:

  • Missing comparable sales

  • Increased uncertainty

  • Greater difficulty supporting your position later

What feels like “waiting for clarity” often creates more risk, not less.

6. Choosing Based on Price Instead of Protection

It’s tempting to go with the lowest-cost option.

But this decision isn’t about saving a few hundred dollars.

It’s about avoiding:

  • Thousands in tax exposure

  • Legal complications

  • Rework under pressure

The cheapest option is often the most expensive mistake.

7. Assuming No One Will Question It

This is the most dangerous one.

Because challenges don’t always come immediately.

They come later:

  • During IRS review

  • When assets are distributed

  • When someone disagrees with the outcome

And when that happens, the question becomes:

“Can you prove how this number was determined?”

What This Number Actually Controls (And Why It Matters More Than You Think)

If you're an executor, heir, or administrator…

You’re not just filling out paperwork.

You’re establishing a financial position that affects:

1. IRS Filings

This number is reported in estate and gift filings.

It directly impacts:

  • Tax exposure

  • Compliance

  • Audit risk

2. Equity Protection

Set it too high… and you may increase tax burden.

Set it too low… and you risk:

  • Leaving money on the table

  • Creating disputes among beneficiaries

3. Family Dynamics

Most conflicts don’t start with emotion.

They start with numbers.

When the number feels unclear or unsupported, people begin asking:

  • “Is this accurate?”

  • “Was this done correctly?”

  • “Should we challenge this?”

4. Your Personal Responsibility

As the executor or decision-maker…

You’re the one tied to the choice.

That means:

  • You need documentation that holds up

  • You need a defensible process

  • You need certainty—not guesses

So… Who Determines This Number the Right Way?

Not just anyone can do it.

For IRS-related matters, it must come from a qualified professional who:

  • Meets IRS standards

  • Understands estate and tax context

  • Produces documentation that holds up under scrutiny

This isn’t about getting “a number.”

It’s about getting a number that can be defended.

Do You Actually Need This Done?

If any of the following apply, the answer is yes:

  • You’re filing estate taxes (Form 706)

  • You’re handling gifts or transfers (Form 709)

  • You’re dividing assets among heirs

  • You want to protect future tax position

  • You want to avoid disputes or second-guessing

Even if it’s not legally required in every case…

It’s often the difference between:

✔ Confidence
vs
✘ Uncertainty that lingers for years

What to Look For (Without Getting Technical)

You don’t need to become an expert.

But you do need to make sure:

  • The process is documented, not assumed

  • The methodology is clear, not vague

  • The support is credible, not convenient

  • The professional is recognized, not just available

If any part feels unclear…

That’s usually where problems begin later.

The Real Cost Isn’t the Service—It’s Getting the Number Wrong

Most people ask:

“How much does this cost?”

But the better question is:

What does it cost if this number doesn’t hold up?

Because that’s where you see:

  • Refiling

  • Penalties

  • Delays

  • Legal friction

  • Lost equity

And none of those come cheap.

Protect the Number Before It’s Ever Questioned

If you’re in the position of deciding what this property is worth…

You’re also in the position of protecting everything tied to it.

Schedule a Confidential Appraisal Fit Call

Before filing anything—or making final decisions—get clarity on where you stand.

We limit the number of complex estate assignments we take on each month
to ensure every case receives the level of documentation required for IRS and legal scrutiny.

When you schedule, you’ll receive:

  • A preliminary risk review of your situation

  • Guidance on whether your current approach will hold up

  • Clear next steps—without pressure

Act before filing deadlines close or decisions become locked in.

Because once that number is submitted…

Changing it becomes significantly harder.

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

April 12 2026 7:54pm

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Atlanta Date of Death Appraisal 2026: What Executors Must Know Before the IRS Costs You Thousands

If you’re an executor, administrator, or probate heir handling a property right now…

You’re not just managing a home.

You’re making a tax-positioning decision that can quietly cost—or protect—tens of thousands of dollars.

And most people don’t realize the mistake…

Until the IRS or opposing counsel forces a number on them.

Step-by-Step — What You Must Do (and What Most People Get Wrong)

Step 1: Understand What a Date of Death Appraisal Actually Controls

A Date of Death (DOD) appraisal determines the fair market value of real estate on the exact date someone passed.

That number directly impacts:

  • Estate tax exposure (Form 706)

  • Capital gains basis (step-up in basis)

  • Future resale profit or loss

  • Potential IRS scrutiny

Get it right → You protect equity and minimize taxes
Get it wrong → You overpay taxes or trigger disputes

Step 2: Know When You Actually Need One (Most People Guess Wrong)

You likely need a DOD appraisal if:

  • The estate may file IRS Form 706

  • Property will be sold after inheritance

  • There are multiple heirs (risk of disputes)

  • There’s any chance of IRS review

  • You want to lock in stepped-up basis

What most people do instead:

  • Use a Zillow estimate

  • Rely on a real estate agent CMA

  • Delay until after filing decisions

That’s where problems begin.

Step 3: Understand IRS Requirements (This Is Where Most Reports Fail)

Not all appraisals are accepted by the IRS.

A valid report must meet:

  • Qualified Appraiser standards

  • USPAP compliance

  • Proper retrospective valuation methodology

  • Full market support and documentation

  • Alignment with IRS Form 706 appraisal requirements

Common mistake:

Ordering a restricted or summary report that won’t hold up under audit

Yes — the IRS can reject it.

And when they do…

They don’t ask nicely.

They substitute their own valuation.

Step 4: Choose the Right Appraiser (Not Just “Near Me”)

Searches like:

  • “IRS qualified appraiser near me”

  • “date of death appraisal near me”

…will give you options.

But not all appraisers are equal.

You want someone who:

  • Understands estate and tax positioning

  • Has experience with retrospective (date-specific) valuations

  • Builds reports that can withstand:

    • IRS review

    • Attorney scrutiny

    • Heir disputes

Because here’s the truth:

This is not a “price shopping” decision.

It’s a risk management decision.

Step 5: Understand the Cost vs. Consequence Equation

Let’s address the real question:

“What does a date of death appraisal cost?”

Yes — there is a fee.

But compare that to what’s at risk:

  • Overstated value → Higher capital gains tax later

  • Understated value → IRS audit risk + penalties

  • Poor documentation → Rejected filings

  • Family disputes → Litigation costs

A small appraisal fee vs. a five-figure mistake is not a real comparison.

It’s insurance against:

  • Financial loss

  • Legal exposure

  • Tax miscalculation

Step 6: Know Who Performs a Date of Death Appraisal

Not:

  • Real estate agents

  • Online valuation tools

  • Automated reports

Only a qualified real estate appraiser—with proper documentation—can produce a defensible DOD appraisal.

Step 7: What to Look for in a Proper Report

A credible Date of Death appraisal should include:

  • Clearly defined effective date (date of death)

  • Full market analysis from that time period

  • Comparable sales prior to or near that date

  • Explanation of adjustments

  • IRS-compliant reporting format

  • Documentation that stands up under:

    • Audit

    • Legal review

    • Financial scrutiny

Anything less?

Becomes a liability.

Summary + Strategic Reality Check

If you’re an executor or heir, here’s the reality:

  • You are making tax decisions today that affect future financial outcomes

  • The IRS doesn’t care what you intended

  • They care what you can prove

And most valuation mistakes happen because people:

  • Wait too long

  • Use the wrong professional

  • Or underestimate the consequences

If you’re currently handling an estate—or expect to within the next filing window—this is the moment to get clarity.

Schedule an Appraisal Fit Call before you file, sell, or distribute assets.

We limit the number of complex estate assignments each month to maintain:

  • Court-ready documentation quality

  • IRS-compliant reporting integrity

  • Proper retrospective research depth

Early consultations include:

  • Preliminary risk review (tax + valuation exposure)

  • Guidance on whether you actually need a DOD appraisal

  • Timeline alignment with IRS filing deadlines

Delaying this step doesn’t pause the risk.

It compounds it.

Request your consultation today
or call directly to secure a priority slot before the next filing cycle closes.

April 11th 2026 9:38pm

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Why Most Date-of-Death Appraisals Quietly Fail IRS Review in 2026 — And How to Avoid It in Atlanta, Georgia

Many estates don’t fail because of value.
They fail because the report doesn’t meet IRS “qualified appraisal” standards — even when prepared by a licensed real estate appraiser.

Step 1 — The IRS Does Not Accept “Any” Appraisal

Most consumers assume:

“If it’s a licensed appraiser, the IRS will accept it.”

Not necessarily.

For federal estate tax (Form 706), gift tax (Form 709), or charitable contribution deductions, the IRS requires a qualified appraisal prepared by a qualified appraiser under Treasury Regulations §1.170A-17 and §20.2031-1.

That raises immediate questions:

• What makes an appraisal “qualified”?
• What makes an appraiser “qualified” for IRS purposes?
• Does a state license automatically satisfy IRS standards?

The answer is more nuanced than most expect.

Step 2 — “Qualified Appraiser” Is a Federal Standard — Not Just a State License

Searching “IRS qualified appraiser near me” in Atlanta will return hundreds of licensed appraisers.

But the IRS standard requires:

• Verifiable appraisal education
• Regular appraisal practice
• No prohibited fee arrangements
• No conflict of interest
• Proper documentation in the report

A licensed appraiser who primarily does lender work may not automatically structure reports to withstand federal tax scrutiny.

That’s where many date-of-death appraisals fail quietly — not in value, but in documentation.

Step 3 — Date-of-Death Appraisals Must Anchor to the Exact Valuation Date

A DOD appraisal must reflect:

The fair market value of the property on the decedent’s date of death — not the inspection date.

This means:

• Time adjustments must be credible and supported
• Comparable sales must bracket the valuation date
• Market condition commentary must address historical trends
• Data must be retained for potential IRS audit review

If the report reads like a standard “current market value” appraisal, it can raise red flags.

Step 4 — Restricted Appraisal Reports Are Often the Weak Link

One of the most common inquiries:

“Will the IRS accept a restricted appraisal report?”

In many estate or gift tax situations, a restricted-use report may not contain sufficient detail to meet qualified appraisal requirements.

Restricted reports are designed for limited users and limited intended use.

The IRS is not a limited intended user.

If the documentation is insufficient, the deduction or reported value can be challenged — even if the value itself is reasonable.

Step 5 — Form 706 and 709 Have Specific Documentation Expectations

For estate tax (Form 706), the appraisal must:

• Clearly identify the property
• State the effective valuation date
• Define the interest being appraised (fee simple, fractional, etc.)
• Include methodology explanation
• Contain a signed certification meeting IRS standards

Gift tax (Form 709) has similar documentation expectations.

Missing any of these components can create risk — not immediately, but years later during review.

Step 6 — Charitable Contribution Appraisals Have Their Own Standards

If the property is being donated and a deduction claimed:

The appraisal must comply with IRS “qualified appraisal” rules for charitable contributions.

Again, not every appraisal format satisfies this.

And not every appraiser structures reports with audit defense in mind.

So let’s answer the questions clearly.

Will the IRS accept a restricted appraisal report?
Often no — not for federal estate or gift tax filings that require full qualified appraisal documentation.

What are the IRS guidelines for a date-of-death appraisal?
It must reflect fair market value on the exact date of death, include full methodology explanation, and be prepared by a qualified appraiser under federal standards.

Does searching “IRS qualified appraiser near me” guarantee compliance?
No. State licensing and IRS qualification standards overlap — but they are not identical.

What about Form 706 appraisal requirements in Georgia?
The federal standards apply nationwide, including Atlanta, Fulton, Cobb, Gwinnett, and DeKalb counties. Local market data must support the historical valuation date.

Here’s the bottom line:

Most estate valuation problems don’t happen because of overvaluation or undervaluation.

They happen because the appraisal wasn’t structured for IRS scrutiny from the beginning.

If you are filing Form 706, reporting a taxable gift, or claiming a charitable deduction in 2026, the structure of the report matters just as much as the number.

At REI Valuations & Advisory, we structure date-of-death and federal tax appraisals specifically for IRS reporting — with documentation designed to withstand review.

If you contact us before filing:

• We will confirm whether a restricted or full report is appropriate
• We will identify risk gaps before submission
• We will provide a compliance checklist you can share with your CPA or attorney
• We will reserve audit-support documentation in our workfile

Due to workload limits and valuation date research requirements, we only accept a limited number of IRS-structured assignments each month.

If you need a qualified appraisal for estate, gift tax, or charitable reporting in Atlanta, schedule your Appraisal Fit Call before filing deadlines approach.

Because once a return is filed, correcting valuation documentation becomes significantly more complicated.

February 16th 2026 7:01pm

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IRS Qualified Appraisal Requirements in 2026-Date of Death, Gift Tax & Estate Valuation Rules When a Restricted Appraisal May Be Rejected in Atlanta, Georgia

Whether you are filing Form 706, reporting a gift, substantiating a charitable deduction, or documenting a date of death valuation in Atlanta, Georgia, the IRS does not accept incomplete or unsupported appraisals. Here’s what qualified appraisal compliance actually requires in 2026.

The IRS Requires a “Qualified Appraisal” — Not Just an Appraisal

For estate tax (Form 706), gift tax (Form 709), charitable contributions, and other federal reporting, the IRS requires a qualified appraisal prepared by a qualified appraiser.

This is a legal standard — not a marketing term.

If the report does not meet regulatory requirements, it may be disregarded.

Date of Death Valuations Must Be Anchored to the Exact Effective Date

For estate reporting and step-up in basis purposes, fair market value must reflect the precise date of death.

The IRS expects:
• Comparable sales near the effective date
• Time adjustments if necessary
• Market condition analysis
• Clear identification of valuation date

A refinance-style appraisal dated months later is not sufficient for compliance.

Estate Tax (Form 706) Appraisal Requirements

For federal estate tax reporting:

• Fair market value must reflect §20.2031-1 standards
• The appraiser must disclose qualifications
• The report must explain methodology
• The valuation must be defensible under examination

Insufficient documentation increases audit vulnerability for the executor and advisory team.

Gift Tax Appraisal Requirements (Form 709 Context)

For taxable gifts involving real estate:

• The valuation must reflect fair market value on the date of transfer
• Discounts (if applicable) must be explained
• Market support must be documented
• The appraisal must stand independently

Undervaluation may trigger penalties if challenged.

Charitable Contribution Appraisal Standards

For substantial non-cash real estate contributions:

• A qualified appraisal is required
• The report must contain required declarations
• The appraiser must meet independence standards
• Summary statements may be required for filing

Failure to meet technical requirements can result in deduction disallowance.

A Restricted Appraisal Is Not Automatically Rejected — But It Is Often Inadequate

Under USPAP, restricted-use reports may be permitted for certain client scenarios.

However, for IRS reporting, the issue is whether the report includes:

• Full scope explanation
• Market data transparency
• Valuation methodology
• Certification language
• Intended use disclosure
• Independence affirmation

Many low-cost restricted reports omit critical components required for IRS compliance.

The IRS Reviews Substance Over Label

Calling a report “restricted” does not cause rejection.

Lack of documentation does.

The IRS evaluates whether the report provides enough information to understand how value was determined and whether it meets regulatory standards.

Liability Exposure for Executors, CPAs & Attorneys

Executors have fiduciary duties.
CPAs must exercise due diligence.
Estate attorneys must ensure defensible documentation.

An insufficient appraisal can expose the entire advisory team to risk if valuation is adjusted upon review.

What does the IRS actually require in 2026?

For date of death valuations, estate tax filings, gift tax reporting, and charitable contributions, the IRS requires a qualified appraisal prepared by a qualified appraiser that fully substantiates fair market value as of the correct effective date.

A restricted appraisal report is not automatically rejected.

But if it lacks sufficient detail, analysis, independence, or compliance language, it may fail to qualify — regardless of cost or convenience.

For estates and tax matters in Atlanta, Fulton, Cobb, Gwinnett, and DeKalb Counties, valuation reports must be structured specifically for federal reporting purposes — not repurposed from lending or informal assignments.

In IRS matters, documentation depth equals protection.

If you are a CPA, estate attorney, or executor needing a defensible IRS-compliant appraisal in Atlanta, Georgia for:

• Date of Death
• Form 706 estate tax
• Gift tax reporting
• Charitable contribution substantiation

Contact REI Valuations & Advisory before filing.

We limit IRS-reporting assignments monthly to ensure documentation depth and compliance review standards are maintained.

Call 404-692-3878
Email reivaluations@gmail.com

Bonus: We offer a complimentary pre-engagement compliance review call to confirm whether your current appraisal structure meets IRS qualified appraisal requirements before submission.

Once filed, deficiencies become far more difficult to correct.

Protect the valuation before it is submitted.

Frequently Asked Questions About IRS Qualified Appraisals in Atlanta, Georgia

What are the IRS requirements for a qualified appraisal in 2026?

A qualified appraisal must be prepared by a qualified appraiser and include a clear valuation methodology, the correct effective date, sufficient comparable market data, scope of work disclosure, and required certification language. The report must provide enough detail for the IRS to understand how fair market value was determined for estate, gift, or charitable reporting purposes.

Will the IRS accept a restricted appraisal report for Form 706 or estate tax filings?

The IRS may accept a restricted appraisal report only if it meets all qualified appraisal requirements and fully substantiates fair market value as of the date of death. If the report lacks sufficient documentation, analysis, or compliance elements required under federal regulations, it may be rejected regardless of its label.

What does the IRS require for a date of death real estate appraisal?

For estate tax and step-up in basis reporting, the appraisal must determine fair market value as of the exact date of death. The report should include comparable sales near that date, time adjustments when necessary, and a clear explanation of market conditions and valuation methodology.

Are appraisal requirements different for gift tax reporting?

Yes. For gift tax reporting, fair market value must be determined as of the date of transfer. The appraisal must document market support, explain valuation methodology, and be defensible if reviewed. Undervaluation may result in penalties if challenged by the IRS.

Do charitable contribution real estate donations require a qualified appraisal?

Yes. Significant non-cash real estate charitable contributions require a qualified appraisal prepared by a qualified appraiser. The report must meet federal documentation standards and include required declarations to properly support the deduction.

Who is considered a qualified appraiser under IRS rules?

A qualified appraiser is an individual who meets education and experience requirements, regularly performs appraisals for compensation, demonstrates competency in valuing the specific type of property, and maintains independence from the transaction being reported.

February 15th 2026 4:26pm

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IRS Qualified Appraiser Near Me in Atlanta (2026): Will the IRS Accept Your Date of Death Appraisal — or Reject It?

If you are filing Form 706, reporting a gift tax transfer, or documenting a charitable contribution in Atlanta, Georgia, the IRS does not accept informal valuations, CMAs, or restricted reports. Here is what qualifies in 2026 — and what could expose your estate filing to audit risk.

When someone searches “IRS qualified appraiser near me,” they are not price shopping.

They are protecting a federal tax filing.

A rejected valuation can delay an estate closing, trigger additional documentation requests, or invite scrutiny that could have been avoided with a properly prepared qualified appraisal.

The real question is not whether you need an appraisal.

The real question is whether the IRS will accept the one you submit.

Step 1 — Understand What the IRS Actually Requires

Under Treasury Regulation §1.170A-13(c) and Internal Revenue Code §2031, a qualified appraisal must:

• Be prepared by a qualified appraiser
• Include a clear effective date of value (date of death or transfer)
• Describe the property in sufficient detail
• Explain the valuation methodology used
• Analyze comparable market data
• Include a signed appraiser declaration

If any of these elements are missing, the report may fail federal compliance standards.

Step 2 — Know When a Qualified Appraisal Is Mandatory

A qualified appraisal is typically required for:

• Form 706 Estate Tax Returns
• Gift Tax Reporting
• Charitable Real Estate Contributions
• Step-Up in Basis Documentation
• Certain state tax reporting requirements

Automated estimates, broker price opinions, and informal opinions of value do not satisfy federal documentation standards.

Step 3 — Date of Death Appraisals Carry Special Risk

A Date of Death appraisal is retrospective.

That means the valuation must reflect fair market value as of the effective date — not today’s market.

It requires:

• Market condition analysis as of the date of death
• Comparable sales within reasonable proximity to the effective date
• Proper reconciliation under USPAP
• Alignment with the IRS definition of fair market value

Errors in retrospective methodology are one of the most common weaknesses in estate filings.

Step 4 — Will the IRS Accept a Restricted Appraisal Report?

In most federal filing scenarios involving estate tax, gift tax, or charitable contributions, a restricted report is insufficient.

Restricted reports are typically designed for limited users and may omit disclosures required under federal tax standards.

For Form 706 and related filings, the appraisal must meet full qualified appraisal documentation requirements.

Step 5 — What “IRS Qualified Appraiser” Actually Means

A qualified appraiser must:

• Have verifiable education and experience
• Regularly perform appraisals for compensation
• Demonstrate familiarity with federal valuation requirements
• Be independent from the taxpayer
• Sign the appropriate declaration

Not every probate appraiser automatically qualifies under federal tax reporting standards.

If you are searching for:

“IRS qualified appraiser near me”
“Form 706 appraisal requirements”
“Qualified appraisal requirements”
“IRS guidelines for date of death appraisal PDF”
“Will the IRS accept a restricted appraisal report?”

Here is the direct answer:

The IRS requires a qualified appraisal prepared by an independent, experienced appraiser that complies with federal documentation standards and supports fair market value as of the correct effective date.

CMAs, automated values, and restricted-use reports generally do not meet those standards for estate tax, gift tax, or charitable contribution filings.

For Date of Death appraisals in Atlanta, Georgia (2026), the valuation must align with both USPAP and applicable federal tax regulations to withstand scrutiny.

If you are facing a Form 706 deadline or need a defensible Date of Death appraisal in the Atlanta metropolitan area (Fulton, Cobb, Gwinnett, DeKalb, Douglas, and surrounding counties), schedule your confidential appraisal consultation now.

Estate tax filings operate on strict timelines. The further removed you are from the effective date, the more limited comparable data becomes.

A limited number of estate assignments are accepted each month to maintain reporting precision.

Estate clients receive:

• A structured compliance checklist before report delivery
• Direct coordination with your CPA or estate attorney
• A signed qualified appraiser declaration
• Documentation formatted specifically for federal reporting

Secure your appointment before your filing window closes.

February 14th 2026 12:30pm

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IRS Qualified Appraiser Near Me in Atlanta, GA (2026): Form 706, Gift Tax & Estate Appraisal Requirements Explained

How to Hire a Qualified Real Estate Appraiser for IRS Reporting in Georgia — Including Date of Death Valuations, Gift Tax Filings, and Probate Compliance

If you’re searching for an “IRS qualified appraiser near me” in Atlanta, Georgia, you’re likely facing one of three situations:

• Filing IRS Form 706 for estate tax
• Reporting a gift for federal or state tax purposes
• Needing a qualified appraisal for charitable contributions

In 2026, the IRS has specific requirements for what qualifies as a “qualified appraisal” and who qualifies as a “qualified appraiser.” Hiring the wrong appraiser — or submitting the wrong report type — can delay filings, trigger IRS scrutiny, or expose you and your preparer to unnecessary risk.

Here’s what you need to know.

What Makes an Appraiser “IRS Qualified” for Estate or Gift Tax Purposes?

The IRS does not use casual language. A “qualified appraiser” must meet defined criteria under Internal Revenue Code regulations and Treasury guidelines.

A true IRS-qualified real estate appraiser must:

  1. Hold a valid state certification or license (in Georgia, this means a Licensed or Certified Appraiser under state law).

  2. Regularly perform appraisals for compensation.

  3. Demonstrate verifiable education and experience valuing the specific property type.

  4. Be independent — meaning no prohibited interest in the property.

  5. Provide a written appraisal that meets the definition of a “qualified appraisal” under IRS regulations.

If the report does not meet these standards, the IRS can reject it.

Qualified Appraisal Requirements for Form 706 (Estate Tax)

If you are filing Form 706 for a date of death valuation, the appraisal must:

• Establish fair market value as of the decedent’s date of death
 • Clearly state the effective date of value
 • Describe the property in sufficient detail
 • Explain the methodology used (Sales Comparison, Cost, Income if applicable)
 • Be signed by a qualified appraiser

In practice, this means a properly developed narrative appraisal report — not a broker price opinion, not a CMA, and not a restricted-use summary without proper scope.

Will the IRS Accept a Restricted Appraisal Report?

This is one of the most searched questions.

The short answer: it depends on intended use and compliance.

If the report is being submitted to the IRS or attached to Form 706, it must meet the IRS definition of a qualified appraisal. Some restricted-use formats may not meet disclosure and documentation standards required for federal reporting.

If you’re unsure, the safest course is a full narrative report prepared specifically for IRS filing purposes.

Submitting the wrong format can cause delays — and in estate situations, timing matters.

Is an Appraisal Required for Probate in Georgia?

Probate courts in Georgia often require documented fair market value for estate administration.

Even when not strictly mandated, an independent estate and probate appraisal protects:

• Executors from disputes
 • Heirs from undervaluation
• CPAs from reporting exposure
 • Attorneys from procedural delays

An appraisal establishes defensible market value — especially in contested estates.

What Does an Estate or Probate Appraiser Actually Do?

An independent estate and probate appraiser:

Step 1: Identifies the correct effective date (often the date of death).
Step 2: Researches comparable sales prior to that date.
Step 3: Analyzes neighborhood and market conditions as they existed at that time.
Step 4: Applies appropriate valuation approaches.
Step 5: Produces a signed, documented report suitable for IRS or court review.

This is not a “current market estimate.” It is a retrospective valuation based on historical market data.

Qualified Appraiser for Gift Tax or Charitable Contributions

For gift tax purposes and certain charitable contributions, the IRS also requires a qualified appraisal when thresholds are met.

In Georgia, that means hiring a real estate appraiser experienced in:

• Retrospective valuations
 • Federal reporting standards
• Documented support for tax filings

A general-purpose home appraisal does not automatically meet IRS reporting requirements.

Finding the Best Estate and Probate Appraiser in Atlanta, GA (2026)

If you’re searching:

• “Estate appraiser near me”
• “Estate and probate appraiser Atlanta GA”
• “Independent estate appraiser near me”
• “Real estate appraiser for probate”

Make sure you ask:

  1. Do you prepare appraisals specifically for IRS Form 706?

  2. Have you completed date of death valuations?

  3. Does your report meet qualified appraisal requirements?

  4. Are you independent of the estate parties?

These questions protect you before the IRS reviews anything.

If you need an IRS-qualified real estate appraiser in Atlanta, Fulton, Cobb, Gwinnett, DeKalb, or surrounding Georgia counties in 2026, the report must meet federal standards — not just general appraisal standards.

A properly structured estate or gift tax appraisal:

• Protects the executor
• Supports CPA filings
• Reduces IRS scrutiny risk
• Establishes defensible fair market value

At REI Valuations & Advisory, we specialize in:

• Date of Death Appraisals
• IRS Form 706 Valuations
• Gift Tax Appraisals
• Estate & Probate Real Estate Valuations

Every report is developed with IRS reporting in mind.

We offer a complimentary 30-minute Appraisal Fit Call to determine:

• Whether an appraisal is required
• What report type meets IRS standards
• Timeline considerations for filing
• Required documentation

Estate filings operate on deadlines. Delays in valuation can delay administration and tax reporting.

If you are an executor, CPA, or estate attorney in the Atlanta metropolitan area preparing filings in 2026, schedule your call before ordering — we limit IRS-report assignments each month to ensure proper research depth and documentation standards.

Click here to request your IRS-compliant estate appraisal consultation.

February 13th 2026 8:50pm

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Do You Need an IRS-Qualified Appraiser for Form 706 in Atlanta, Georgia? (2026 Guide)Everything You Need to Know About Estate, Gift, and Charitable Appraisals the IRS Will Actually Accept

If you're filing IRS Form 706 or handling estate, gift, or charitable contribution valuations in 2026, the last thing you want is for the IRS to reject your appraisal. But most homeowners, CPAs, and attorneys don’t realize this:

Not all appraisers are IRS-qualified. And not all appraisal reports meet IRS standards.

Whether you're managing an estate, planning to claim a step-up in basis, preparing for a gift tax filing, or itemizing a charitable donation—the valuation must comply with strict IRS regulations under the Pension Protection Act, IRS Pub. 561, and Form 706 guidelines.

Here in the Atlanta metro area, we've seen dozens of families lose time, money, and peace of mind because they hired the wrong appraiser.

So let’s break it down clearly—step-by-step.

7 Things You Absolutely Must Know Before Hiring an Appraiser for IRS Reporting

Here’s what most attorneys, fiduciaries, and family members don’t know—until it's too late:

1. Not All Appraisers Are IRS Qualified

To be recognized as a Qualified Appraiser under IRS guidelines, the person must:

Many brokers, agents, or even generalist appraisers do not qualify under Treasury Reg. § 1.170A-17.

2. Restricted-Use Appraisals Are Rarely Accepted by the IRS

If you're wondering, “Can I submit a restricted appraisal to the IRS?” — the answer is no for most estate, gift, and charitable cases. The IRS typically requires a complete, USPAP-compliant summary or self-contained report.

3. The Date of Death Must Be Clearly Stated

A proper Date of Death (DOD) appraisal must:

4. Valuation Mistakes Can Trigger Audits or Rejections

Common appraisal mistakes that cause IRS pushback:

5. Charitable Contribution Appraisals Must Meet a Different Standard

Donating real estate to a nonprofit? You’ll need:

Failing to follow this protocol can disqualify your entire deduction.

6. Appraisals for Gift Tax Filings Must Be Dated Properly

For gifts of real property, the appraisal must reflect the FMV as of the date the gift was made, not the date of report delivery. The IRS can challenge underreporting if your timing is off.

7. You May Need a Local Expert with Court-Ready Credentials

In high-value estates or audit-prone filings, you want an appraiser who is:

What the IRS—and Your Estate Plan—Actually Require (And How to Avoid Costly Mistakes)

If you're involved in estate settlement, probate filings, or strategic estate planning, here’s the bottom line:

The IRS does not accept just any appraisal.
Probate courts may reject poorly formatted or uncertified reports.
Filing late, using the wrong report type, or hiring an unqualified appraiser can delay distributions, trigger audits, and jeopardize deductions.

Whether you’re filing IRS Form 706, reporting a gift under Form 709, or documenting a charitable real estate donation, here’s exactly what the IRS—and most probate courts—require:

In short, if your appraisal isn’t IRS-ready and probate-compliant, it could cost your estate thousands in delayed filings, denied deductions, or contested distributions.

But the good news?

REI Valuations & Advisory specializes exclusively in non-lender, IRS- and probate-compliant appraisals across Georgia.

From high-net-worth estates with multi-property portfolios to routine date-of-death valuations for Form 706, we deliver court- and tax-ready reports that hold up to scrutiny.

Act Now — Bonus Consultation for IRS + Probate Filings (Limited Availability)

We are currently accepting engagements for 2026 tax season and probate court filings across the Atlanta metropolitan area.

Deadlines are strict. Audits are expensive. And qualified appraisers are in short supply.

Request your appraisal by February 15th, 2026, and receive a free 30-minute compliance consultation—where we’ll confirm:

  • Whether your situation qualifies for a restricted or full report

  • What scope and format your CPA, attorney, or probate court will need

  • What documentation the IRS is most likely to request

IRS & probate appraisal demand spikes from Feb to April. We limit new engagements to ensure turnaround compliance.

Request Your IRS-Compliant Appraisal Now »
Or call/text us directly at (404) 692‑3878 to secure your quote.

January 27 2026 7:44pm

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The 5 Steps to Getting an IRS-Qualified Appraisal for Estate Tax Filings in Atlanta (2026 Update)Why most families and CPAs get this wrong—and how to protect your legacy from IRS scrutiny.

If you're filing IRS Form 706 in 2026 or managing an estate with real property in Atlanta, Georgia, the IRS now requires a qualified appraisal by a qualified appraiser—and most generic home appraisals won't cut it. Whether you're stepping up basis, reporting estate tax, or defending value in an audit, the appraisal must meet strict IRS standards, including retrospective valuation to the date of death, legal formatting, and specific certification language. In Georgia, few appraisers specialize in this. At REI Valuations, we deliver IRS-compliant reports trusted by estate attorneys, CPAs, and fiduciaries across Metro Atlanta.

Step 1: Confirm Whether an IRS-Compliant Appraisal Is Even Required

Many heirs, executors, and even attorneys mistakenly assume a basic home value estimate will suffice. But if you're filing IRS Form 706 or stepping up basis for capital gains purposes, the IRS explicitly requires a “qualified appraisal prepared by a qualified appraiser” under 26 CFR §1.170A-17. If you're handling any of the following, you likely do need one:

If you're unsure, confirm with your CPA—but assume the IRS will want defensible documentation, not a Zestimate or informal CMA.

Step 2: Understand What the IRS Means by “Qualified Appraiser”

This is not just any licensed appraiser. The IRS requires that the appraiser:

In Georgia, this means using a state-certified appraiser with direct experience in date-of-death valuations and IRS-compliant formats. At REI Valuations, we meet all of these requirements and more.

Step 3: Order the Right Appraisal Format—Not Just Any Report

Here’s where 80% of families make mistakes.

The IRS will not accept a restricted-use appraisal if it doesn’t meet the “qualified appraisal” definition under IRS rules. Even if your appraiser is licensed, the report must also include:

At REI Valuations, we draft our reports in legal-narrative format, aligning directly with IRS submission expectations—not just Fannie Mae checkboxes.

Step 4: Verify That the Appraisal Matches the IRS Filing Timeline

This is crucial.

Your effective date must match the decedent’s date of death. Your appraisal must be retrospective, and your appraiser must be willing to state in writing that the valuation is based on that retrospective date—even if the inspection occurred later.

If you're filing Form 706, the appraisal must be included within 9 months of the date of death unless you’ve requested an extension. Don't risk delays or penalties due to timing errors.

Step 5: Choose an Appraiser Willing to Defend Their Work

If your estate is selected for audit, the IRS may request clarification or supporting documentation. You need an appraiser who:

That’s why many Georgia estate planners, CPAs, and fiduciaries choose REI Valuations. We don’t just issue a number—we defend it, with legal-grade narrative support, proper citations, and IRS-aligned formatting.

Let’s answer your most pressing questions directly:

  • Will the IRS accept a restricted appraisal report?
    No—unless it still meets the full requirements of a “qualified appraisal” under IRS guidelines. Most restricted-use reports do not qualify.

  • What are the Form 706 appraisal requirements?
    The appraisal must be retrospective to the date of death, performed by a qualified appraiser, and formatted with sufficient market data, certification, and documentation per IRS regs.

  • Who is a qualified appraiser for IRS purposes?
    In Georgia, that means a     state-certified or licensed appraiser with real-world experience and legal report formats, not a trainee or someone who only does mortgage work.

  • Can I use a charitable contribution appraisal for estate tax filings?
    Only if it meets the same “qualified appraisal” standard. The intended use must be clearly stated and align with IRS needs.

  • Where can I find an IRS-qualified appraiser near me in Atlanta?
    You’re here. REI Valuations & Advisory specializes in estate and tax-related appraisal work throughout Atlanta and across Georgia, and we’re available for priority scheduling now.

Now Booking 2026 Estate & Probate Appraisals Across Georgia

If you're preparing a 2025–2026 estate tax filing, don't wait until the IRS deadline is breathing down your neck. We offer:

Priority estate scheduling slots
IRS-qualified reports, certified & signed
 Audit-defensible legal narrative format

Request your appraisal consultation now. Our calendar fills quickly with court and IRS deadlines—secure your time slot today.

January 18th 2026 6:02pm

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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:

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

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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

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7 Key Things Attorneys & Divorcing Spouses Need to Know About Divorce Appraisals

When couples decide to divorce, one of the most critical and often misunderstood components of property division is real estate valuation. Accurate, unbiased appraisals are essential — not just to divide assets fairly, but to avoid delays, disputes, and costly litigation.

Here are 7 important considerations to keep in mind when ordering or evaluating a real estate appraisal in a divorce:

1. Hire a Qualified, Neutral Appraiser

In divorce proceedings, the valuation must be performed by a licensed or certified real estate appraiser who is neutral and independent of both parties. Reports must comply with USPAP (Uniform Standards of Professional Appraisal Practice) and be defensible in court. R.E.I Valuations

Best practice: Avoid online estimates or non‑appraisal opinions — those won’t hold up in mediation or trial.

2. The Appraisal Effective Date Matters

The appraisal should reflect the most relevant valuation date for equitable division. In many cases, this is the current market date — but depending on the timing of separation agreements or equitable division laws in your state, the effective date could vary.

Tip for attorneys: Discuss applicable state rules with your counsel before ordering the report.

3. Online Estimates & AVMs Are Not Sufficient

Automated Valuation Models (AVMs) like Zillow or Redfin estimates are based on algorithms and lack documented market analysis, property condition evaluation, and credible adjustments. These tools may be useful for preliminary research, but they’re not appropriate as evidence in divorce court. R.E.I Valuations

4. Reports Should Be Clear, Detailed & Defensible

A quality divorce appraisal will include:

This level of documentation makes the appraiser’s opinion easier for attorneys, mediators, and judges to understand and accept.

5. Consider Property Condition & Unique Circumstances

An appraisal must reflect more than just square footage or location — it should consider:

  • Deferred maintenance

  • Functional obsolescence

  • Local market trends

  • Unique features that affect resale

Why this matters: The condition plays directly into marketability and fair market value, which affects the outcome of property division. R.E.I Valuations

6. Local Market Experience Is Invaluable

Real estate markets vary widely — even within the same metro area. Appraisers with deep local expertise can better identify appropriate comps, understand neighborhood trends, and explain their conclusions in a way that stands up to scrutiny in mediation or in court.

Pro tip: Ask about the appraiser’s experience with divorce appraisals and local case history.

7. Communicate Clearly With Your Appraiser

Open lines of communication before the appraisal engagement can save time and reduce conflict later. Key points to cover include:

Clear expectations up front help avoid disputes over scope, timing, or report content.

Closing Thought: The Right Appraisal Makes a Big Difference

Dividing marital property is emotionally and financially complex. A well‑supported, defensible appraisal reduces disagreements, speeds up settlement, and gives all parties confidence that the outcome is fair.

At REI Valuations & Advisory, we specialize in neutral, court‑ready divorce appraisals that hold up in mediation and litigation. If you’re navigating property division in Atlanta or the surrounding area, we’re here to help.

December 29 2025

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