Understanding Date of Death, IRS, Probate, and Divorce Appraisals in 2025.
Whether you’re navigating estate planning, finalizing a divorce, or settling a loved one’s estate, a real estate appraisal often becomes a critical step in the legal and financial process. In 2025, the demand for credible, court-ready appraisals continues to grow — especially in matters involving the IRS, probate court, and domestic legal proceedings.
In this guide, we’ll break down the most common types of legal-oriented appraisals:
Probate and estate appraisals for inheritance or trust distribution
How the process works, what to expect, and how much they typically cost
What Is a Date of Death Appraisal?
A Date of Death appraisal estimates the fair market value of real estate as of the exact date a property owner passed away. This valuation is used for:
This is a retrospective appraisal — meaning it values the property as it existed in the past, not today. The effective date may be months or even years prior to the actual appraisal inspection.
Common scenarios where DOD appraisals are needed:
What Is an IRS Estate or Probate Appraisal?
An IRS estate appraisal must meet strict standards of independence, accuracy, and credibility. It should be conducted by a state-licensed or certified real estate appraiser and developed in compliance with USPAP (Uniform Standards of Professional Appraisal Practice).
Probate and estate appraisals help:
Determine how much each heir is entitled to
Establish fair market value for estate inventories
Resolve disputes over inherited property
Report to probate court or estate attorneys
The IRS and probate courts require a well-documented, supportable opinion of value, typically using the Sales Comparison Approach, and, in some cases, the Cost Approach if improvements are relatively new or unique.
A divorce appraisal is used to equitably divide real property during a separation or divorce. In 2025, courts and attorneys rely heavily on neutral, third-party valuations to avoid disputes and delays.
Key features of a divorce appraisal:
May be retrospective (date of separation) or current market value
Must remain impartial and unbiased
Often reviewed by attorneys or presented in court
Can involve expert witness testimony if contested
Divorcing couples typically need one of the following:
A joint appraisal (agreed upon by both parties)
Two competing appraisals (one from each side)
A court-appointed appraisal as a tie-breaker
How Much Do These Appraisals Cost in 2025?
In 2025, specialized legal-oriented appraisals are more complex than standard lender reports — and priced accordingly. At REI Valuations & Advisory, our typical pricing for non-lending residential assignments is:
All of our valuations are USPAP-compliant, court-defensible, and tailored for attorneys, CPAs, fiduciaries, and homeowners navigating sensitive legal matters.
We keep the process simple, professional, and fully documented:
Initial Consultation
We’ll discuss your needs, deadline, and whether the appraisal is for IRS, probate, divorce, or another legal purpose.Property Inspection
A physical walkthrough of the home, including photos, measurements, and condition notes.Data Research & Valuation Development
We analyze recent comparable sales, market trends, land value, and depreciation if applicable. If the valuation is retrospective, we analyze data as of the effective date requested.Report Delivery
You receive a PDF copy of the full appraisal report, formatted to meet your intended use. We can also provide multiple copies or submit directly to your attorney or CPA if needed.Follow-Up Support
We remain available to explain findings, assist with legal review, or provide expert witness support if the matter goes to court.
Whether you’re settling an estate, resolving a divorce, or filing with the IRS, an inaccurate or biased valuation can lead to thousands in overpaid taxes, delayed court proceedings, or costly disputes.
A credible, impartial appraisal protects all parties — and stands up under scrutiny.
Need Help with a Legal-Oriented Appraisal in Georgia?
We specialize in non-lending, court-related appraisals across the Atlanta metro area and surrounding counties — including:
Whether you’re an executor, family member, attorney, or CPA, we’re here to provide reliable, court-defensible appraisal services you can trust.
October 12, 2025 5:00PM
2025 Guide to Home & Land Appraisals in Metro Atlanta: What You Need to Know
If you’re a homeowner, attorney, investor, or executor in the Atlanta metro area, understanding how home and land appraisals work in 2025 can save you time, money, and frustration. Whether you’re going through a divorce, settling an estate, appealing property taxes, or simply planning a sale, a professional appraisal is your key to clarity and confidence. Here’s everything you need to know about how appraisals work, how much they cost, why the price varies, and what to expect from the process.
A home appraisal is an independent, third-party opinion of value, based on detailed analysis of the property, comparable sales, and local market trends. In the greater Atlanta area, this includes counties like Fulton, Cobb, Gwinnett, DeKalb, Douglas, and beyond. A typical appraisal includes a property inspection, market research, adjustments for features and condition, and a written report that states the appraiser’s final opinion of value.
The process typically looks like this: (1) the client initiates the request and receives a letter of engagement, (2) the appraiser conducts background research, (3) an on-site inspection is performed (including photos, measurements, and notes), (4) comparable sales are analyzed and adjusted, (5) the report is written and delivered, and (6) follow-up questions, if any, are addressed.
Why appraisal costs vary in Atlanta
Appraisal fees in metro Atlanta can vary significantly based on several factors. While most standard residential appraisals range from $400 to $750, more complex assignments may fall outside that range.
Here are some of the key factors that drive cost variation in Atlanta home appraisals:
Property size and complexity: Larger homes with more square footage, multiple floors, or outbuildings take more time to measure, inspect, and adjust for. Complex layouts or unique features (like basements, additions, or accessory dwelling units) also add to the workload.
Location and accessibility: If the property is in a remote or rural area, or in a gated community with limited access, travel time and coordination can increase the overall cost. Properties with difficult terrain or no paved access may also require extra effort.
Type of report and level of detail: A full narrative appraisal for legal or litigation purposes requires more explanation, support, and documentation than a restricted-use report or basic summary form. The more detailed and comprehensive the report, the higher the fee.
Legal or expert witness involvement: If the appraiser may be asked to testify in court, sit for a deposition, or defend the appraisal under cross-examination, the assignment typically includes expert witness fees, preparation time, and added liability considerations.
Additional services: Services like property measurement sketches, floor plans, consultations, multiple value scenarios, or site revisits may incur additional fees depending on the assignment.
Divorce is one of the most common reasons people request an appraisal in metro Atlanta. When real estate is part of marital assets, a clear, impartial valuation helps attorneys and spouses make informed decisions—whether it’s for buyouts, asset division, or court proceedings.
Divorce appraisals are often retrospective, meaning they value the property as of the date of separation or filing—not today. This requires historical data, old sales, and market trend analysis, which increases the complexity and cost. In many cases, both parties may agree to use one neutral appraiser, or each side may retain their own.
If litigation is involved, the appraiser may need to testify as an expert witness. This includes preparing exhibits, attending depositions, or explaining the valuation methodology under oath. Not all appraisers offer this level of service, so it’s important to work with one experienced in family law and court-ready reporting.
Unlike residential homes, land requires a different appraisal approach. There are no bedrooms or bathrooms—just raw acreage, zoning codes, utility access, topography, and development potential. Whether you’re buying a vacant lot, subdividing land, or investing in future development, land valuation hinges on factors like:
Estate, probate, and IRS-related appraisals
If you’re handling the estate of a loved one, you may be required to obtain a “date of death” appraisal for estate tax, probate court, or financial planning. These retrospective valuations are based on the market value as of the decedent’s date of passing, not the current market.
IRS Form 706 and Form 709 often require credible appraisal documentation to support real property valuations used in estate tax or gift tax calculations. These appraisals must follow USPAP standards and include specific disclosures and certifications.
Probate attorneys often rely on our appraisals to settle real estate values for asset distribution, trust funding, or court filings. We also provide services to estate planners who want to establish stepped-up basis or document gift transfers among family members.
Expert witness and litigation support
In cases where valuation is contested—such as divorce, partnership disputes, tax appeals, or condemnation—the appraiser may need to serve as an expert witness. This involves more than just writing a report. It includes preparing for deposition, answering discovery, producing supplemental exhibits, and testifying in court if needed.
Expert witness assignments carry a higher fee structure due to the added risk, time, and liability. When real estate values are under legal dispute, credibility and professionalism matter more than ever. We support both attorneys and private parties in navigating these high-stakes scenarios with clear, defensible valuations.
Home measurement and floor plan services
In addition to full appraisals, we offer standalone home measurement and floor plan services for agents, homeowners, and investors who need accurate square footage or marketing materials. Whether you’re verifying a home’s GLA (Gross Living Area), preparing for MLS listing, or disputing a tax assessment, having a professional measurement sketch ensures you’re not underreporting or overstating a property’s size.
All measurements are conducted using ANSI-compliant methods, and sketches are delivered in both digital and PDF format. This service is especially useful when tax records are outdated or inconsistent with actual property dimensions.
What to expect when ordering an appraisal
Here’s what clients can typically expect when working with us in 2025:
Transparent pricing based on urgency, complexity, location, and assignment type
A formal letter of engagement outlining scope, cost, and timeline
On-site inspection with photos and measurements
Delivery of a USPAP-compliant report via email or secure portal
Optional add-ons like floor plans, surveys, or expert testimony prep
Responsive support if clarification or revisions are needed
Most reports are completed within 5–7 business days, but urgent cases or litigation timelines can be expedited when necessary.
Get clarity with confidence
If you’re facing a major life event—divorce, estate settlement, tax filing, litigation, or selling your home—don’t guess on value. A professional appraisal offers certainty, peace of mind, and a credible foundation for decision-making.
We proudly serve the entire Atlanta metro area, including Fulton, Cobb, Gwinnett, DeKalb, Douglas, and surrounding counties. Whether you need a single-family appraisal, land valuation, expert witness report, or property measurement, we’re here to help.
Reach out today for a free consultation or to request a quote.
Phone: 4046923878
October 2025
Your 2025 Guide to Home Appraisals, IRS Valuations, and Real Estate Consulting in Atlanta
When it comes to understanding property values—whether you’re settling an estate, planning for divorce, appealing property taxes, or preparing to buy or sell—working with a qualified residential real estate appraiser is essential. At REI Valuations, we provide expert, court-defensible reports for a wide range of valuation needs across Atlanta, Georgia.
In this guide, we’ll break down key services like date of death and IRS appraisals, investment property valuations, expert witness testimony, and consulting for investors—while also covering the average cost of home appraisals in 2025 and what to expect when working with a local appraisal company near you.
What Is a Date of Death or IRS Appraisal?
A Date of Death Appraisal is a formal residential valuation used to establish the fair market value of a property as of the date someone passed away. These reports are commonly required for:
We prepare both retrospective and current fair market valuations, with careful attention to IRS guidelines and USPAP compliance. These are also known as IRS appraisals or estate appraisals, and they’re crucial for avoiding tax penalties or future disputes.
Learn more about probate and estate appraisals in Atlanta.
Investment Property Appraisals & Real Estate Consulting
If you’re a real estate investor, whether flipping, renting, or holding, getting an accurate valuation can mean the difference between profit and loss. Our investment property appraisals help with:
In addition to valuations, we offer real estate consulting services that include:
These services are designed for investors who want more than a number—they want a roadmap.
How Much Does a Home Appraisal Cost in 2025?
The average cost of a home appraisal in 2025 depends on the complexity, purpose, and property type. Here’s what you can typically expect in the Atlanta metro area:
A standard single-family home appraisal usually ranges from $450 to $650.
Divorce appraisals often cost between $500 and $750, depending on report detail and complexity.
Probate or estate appraisals generally fall between $500 and $850, especially if IRS compliance or retrospective valuation is needed.
Tax appeal appraisals are usually around $400 to $700, based on county requirements.
Investment property appraisals may run from $550 to $950, particularly if multiple units or income analysis is involved.
Expert witness and testimony services are available upon request and quoted individually depending on the scope of the case.
Expert Witness Testimony & Forensic Appraisals
Need a valuation expert witness for court or arbitration? Our appraisers are trained to provide clear, unbiased, and well-supported opinions for:
We also provide forensic appraisal services for cases involving suspected deed fraud, misrepresentation of value, or improper transfers. All reports are built with expert-level narrative analysis, charts, and supporting documentation.
Explore expert witness and litigation support services.
Divorce, Probate, and Local Residential Appraisals in Atlanta
We specialize in high-sensitivity valuation services including:
Divorce appraisals: Clear, third-party valuations for equitable division
Probate appraisals: IRS and court-compliant valuations for estate settlement
Pre-listing and FSBO appraisals: Set the right price before you list
PMI removal appraisals: Eliminate unnecessary mortgage insurance
As a local appraisal company in Atlanta, our deep market knowledge ensures you get a realistic, supportable value based on the latest market trends—not just a number spit out by a national firm.
We’re not just appraisers—we’re valuation experts who serve homeowners, attorneys, investors, and financial professionals across the Atlanta metro area. When you search for a “valuation company near me,” we aim to be the local expert you can trust for:
We handle all types of non-lender residential appraisals—whether for legal, financial, or strategic planning purposes.
Whether you need a Date of Death Appraisal, a divorce valuation, or a consultation on your next flip or rental, our team at REI Valuations is ready to help.
Serving all of Atlanta, GA and surrounding counties
Call us at 4046923878
Request your home appraisal now
September 30th 2025
Your Go-To Appraisal Experts in Atlanta: Comprehensive Valuation Services by REI Valuations.
At REI Valuations, we specialize in accurate, defensible real estate valuations for homeowners, attorneys, investors, and real estate professionals across Metro Atlanta. Whether you’re involved in a legal matter, a property transaction, or an investment decision, we offer specialized appraisals tailored to your exact needs. Here’s a breakdown of the many services we provide — and why they matter.
Property Tax Appeal Appraisals
If your tax assessment feels inflated, we provide certified appraisal reports to support your appeal and potentially lower your property taxes. Our reports are defensible, data-driven, and tailored to meet your county’s appeal standards.
Building a new home or investment property? We provide as-is, as-complete, and hypothetical condition appraisals to help with builder financing, investor projections, or resale planning.
Investment Appraisals (Flips & Rentals)
We offer specialized valuations and consulting for flippers, landlords, and investors. Whether you’re analyzing ARV, BRRRR strategy, cash-out refinance, or portfolio value — we help quantify the upside (and risks).
Whether you’re planning ahead or managing a loved one’s estate, we provide date-of-death appraisals and retrospective valuations for IRS, CPA, or legal documentation — fully USPAP-compliant.
Need an accurate sketch of your home’s gross living area (GLA)? Our ANSI-aligned home measurement services are ideal for agents, FSBO sellers, and homeowners wanting accurate square footage data before listing.
We handle divorce appraisals with professionalism and sensitivity. Our neutral, third-party valuations help ensure equitable property division — whether through attorneys, mediation, or court.
Before you hit the market, we help determine the real market value of your home — not just what online estimates say. This helps you price strategically and avoid costly days on market.
Filing Chapter 7 or Chapter 13? You’ll likely need a certified appraisal of your real property. We provide valuations that meet trustee and court documentation requirements.
Also known as retrospective appraisals, these determine market value as of a prior date — often required by the IRS for estate settlement and capital gains tax basis. A critical service for heirs and executors.
Expert Witness Testimony & Litigation Support
Need someone to stand behind their value in court? We’re qualified to provide expert witness services in legal disputes involving value, damages, equitable distribution, partition, and more.
Flip & Rent Investment Consultations
Not just appraisers — we’re advisors too. We offer investor consultations to help you analyze renovation potential, ARV, income cap rates, or hold/sell decisions on single-family and small multifamily properties.
Forensic Appraisals (Deed Fraud, Title Fraud, etc.)
If you suspect fraud or title misrepresentation, we provide forensic valuation support to attorneys and property owners — including historical valuations and credibility analysis of opposing reports.
We offer as-is and “quick sale” valuations to assist with REO dispositions, foreclosure defense, short sale negotiations, and distressed asset planning.
Immigration Sponsorship Appraisals
For USCIS Form I-864 (Affidavit of Support), we provide home appraisals that verify the sponsor’s real estate assets. Our reports meet immigration attorney and USCIS documentation requirements.
Want to eliminate your Private Mortgage Insurance (PMI)? We provide appraisals to help you prove to your lender that your loan-to-value (LTV) has dropped below the required threshold.
Buying a home without a lender or just want a second opinion? Our pre-purchase appraisals help buyers make confident, data-backed offers — especially in competitive markets.
If you’re moving for work or relocating across state lines, we can provide appraisals for corporate buyouts, relocation reimbursements, and decision-making support during time-sensitive moves.
Real Estate Consulting Services
Need objective guidance that goes beyond a traditional appraisal? We offer hourly consulting on market trends, land value analysis, price negotiation strategy, and development feasibility.
Why Clients Across Atlanta Trust REI Valuations
Whether you’re facing a legal issue, a major life event, or an investment decision, our firm offers clear, accurate, and defensible appraisals — backed by experience, professionalism, and integrity.
Certified, Local Expertise
USPAP-Compliant Reports
Fast Turnaround Times
Trusted by Attorneys, CPAs, and Homeowners
Ready to Get Started?
Whether you’re appealing taxes, planning a flip, or preparing for court — we’ve got you covered.
→ Request Your Appraisal Today
September 25, 2025
Why You Need a Licensed Appraiser for Probate & Estate Appraisals in Atlanta, Georgia !
If you’ve recently lost a loved one and find yourself managing their estate, you might hear the term “probate appraisal” or “estate appraisal.”
For many families in Atlanta, Georgia, this process can feel confusing and overwhelming — especially while you’re still grieving.
As a licensed real estate appraiser in Atlanta, I’d like to break down what probate and estate appraisals are, why they matter, and how they help ensure fairness and peace of mind for everyone involved.
What is a Probate Appraisal?
When someone passes away, their assets — including real estate — often must go through probate, a legal process where the court verifies the will and oversees the distribution of the estate.
Part of this process requires knowing the fair market value of any real estate owned at the date of death.
That’s where a licensed appraiser comes in: we provide an independent, unbiased estate appraisal that meets court requirements and IRS guidelines.
Why an Estate Appraisal is So Important in Atlanta
Atlanta’s real estate market can change quickly. Home values fluctuate from neighborhood to neighborhood — from Buckhead and Midtown to East Point or Decatur.
Having a current, well-documented estate appraisal helps:
Prevent disputes among heirs
Satisfy the probate court
Ensure accurate estate tax reporting
Guide fair distribution or sale of property
Without it, the estate could be undervalued or overvalued — leading to tax problems or family conflict.
What Does a Licensed Appraiser Do for Probate?
A licensed appraiser in Georgia is trained to:
Inspect the property
Research recent comparable sales in Atlanta and surrounding areas
Analyze market trends
Produce a detailed, defensible appraisal report
This isn’t the same as a real estate agent’s estimate. Courts, attorneys, and the IRS typically require a formal appraisal by a licensed appraiser.
When Should You Order a Probate or Estate Appraisal?
Ideally, as soon as probate begins — especially if:
The property will be sold to settle debts or divide assets
You need to establish the value as of the date of death
The estate may be subject to federal or Georgia estate taxes
Getting the appraisal early can save time, avoid legal delays, and help you plan confidently.
Local Expertise Matters
As a licensed appraiser serving Atlanta, Georgia, I understand the unique factors that influence home values here:
School districts
Neighborhood development
Historic vs. newer homes
Atlanta’s rapidly changing market trends
This local knowledge ensures the appraisal reflects the true market value — not just a generic estimate.
Final Thoughts
If you’re navigating probate or handling an estate in Atlanta, Georgia, an experienced licensed appraiser can make the process smoother, fairer, and more transparent.
Whether it’s your family home, a rental property, or multiple properties, having a professional probate appraisal ensures everyone involved has a clear picture — and helps you move forward with confidence.
Ready to get started?
If you have questions — or need a licensed appraiser to help with your probate or estate appraisal in Atlanta — reach out today .
I’m here to help guide you through the process and make it as stress-free as possible.
If you’re ready to get started, you can request your Probate appraisal here!
How Much Does a Home Appraisal Cost in Metro Atlanta? (And Why It Varies)
If you’ve searched “appraisal cost near me,” “home appraisal price in Atlanta,” or anything similar, you’re definitely not alone.
Cost is often the very first question homeowners, attorneys, and real estate professionals ask us when they need an independent appraisal — whether for divorce, probate, FSBO (For Sale by Owner), or tax appeal purposes.
And it’s a fair question! But the real answer is: it depends — and here’s why.
What actually determines the cost of an appraisal?
Most people think appraisal cost is like picking an item off a shelf — but in reality, several factors directly impact your fee:
1. Type of assignment / intended use
Are you selling your home FSBO? Dividing assets in a divorce? Settling an estate for probate? Each situation can require different levels of detail, depth, and supporting documentation.
For example, appraisals used in legal settings (divorce, probate, bankruptcy) must often withstand cross‑examination or legal review, which means the report must be more thorough.
2. Property complexity & location
A typical single‑family home in a standard subdivision might take far less time to analyze than a historic home, a large custom build, or rural acreage.
Unique features, luxury finishes, or special zoning can also increase complexity.
3. Turnaround time / urgency
Needing the report “yesterday”? Rush or expedited orders cost more because they require the appraiser to clear their current workload and prioritize your assignment.
4. Risk and liability
Appraisals for litigation support, divorce disputes, or tax appeals often carry higher professional risk, which can reasonably increase the fee.
5. Scope and format of report
Some assignments may only require a restricted‑use or summary report; others call for a full narrative report with extensive supporting data, charts, and exhibits.
Typical appraisal cost range in Atlanta
So what does all this mean in dollars?
For a standard single‑family home in the Atlanta metro area (covering counties like Cobb, Fulton, Gwinnett, DeKalb, and Douglas), independent, non‑lending appraisals typically fall somewhere between:
$350 and $650
This is only a general range — and your actual fee could be lower or higher depending on your unique situation.
Important note: Independent fee appraisers like us are different from the “lender appraisers” most people hear about when getting a mortgage refinance or purchase loan.
Non‑lending appraisals are ordered directly by homeowners, attorneys, or real estate professionals — and are tailored to the specific need at hand.
Price is important — but accuracy and credibility matter more
Choosing the lowest‑fee appraiser can sometimes backfire:
The report might be challenged by the court or opposing attorney.
It may lack sufficient data to support your case in a tax appeal or estate valuation.
Or it might simply miss local market nuances that affect value.
As local Atlanta appraisers, we’ve seen it happen: clients come to us needing a second appraisal after the first low‑fee report didn’t stand up to scrutiny.
Remember: the real cost of an appraisal isn’t just the invoice — it’s the risk of getting the value wrong.
Why we don’t post a single, flat fee
Because every property and assignment is different, quoting one number for everyone would be misleading.
Instead, we:
Ask a few quick questions about the property and intended use.
Give you a transparent, written quote based on facts.
Explain why your fee might be on the lower or higher end.
That way, you know exactly what you’re paying for — and why.
Need a personalized quote? Let’s talk
If you’d like to know what an appraisal would cost for your home or case:
Call us directly, You can contact R.E.I Valuations at 404-692-3878 for expert appraisal services in Atlanta, GA, including property tax appeals, estate, divorce, investment, and pre-listing appraisals. , or
Submit a quick request on our website.
We’re local, independent, and here to help you make confident, well‑documented decisions — without surprises.
When You Need a Real Appraisal — Not an Algorithm !
Courts and attorneys need a defensible, impartial appraisal — not an online estimate.
Executors and heirs rely on real appraisals to report fair market value, divide property, and comply with IRS rules.
FSBO (For Sale By Owner) Pricing
Selling your home yourself? A professional appraisal helps you price it right and avoid leaving money on the table.
Whether you’re a buyer or seller, knowing the true value of a home protects your bottom line.
Why Choose a Local Appraiser in Atlanta?
Unlike national websites, I bring hyper-local knowledge to every assignment. I know the difference between Kirkwood and East Lake, why property values shift near the BeltLine, and how school districts impact pricing in DeKalb and Fulton County.
As your Atlanta home appraiser, I physically inspect your home, compare real-time local comps, and deliver a detailed appraisal report that stands up to scrutiny — whether in court, in negotiations, or with the IRS.
Don’t Gamble With Your Home’s Value
Zillow and Redfin are useful tools — but they’re not a substitute for an expert. If you’re making a decision that involves equity, legality, or negotiations, you need a licensed appraiser who understands your market.
Call R.E.I Valuations at (404) 692-3878
Or request an appraisal here
Serving Atlanta, GA and surrounding areas including DeKalb, Fulton, and Gwinnett Counties