.webp){kind=spacer}
Probate
Welcome to Home Point Appraisal, Your Trusted
Real Estate
Probate
Appraiser
A Probate Appraisal is a professional property valuation conducted when a property owner passes away and their estate is being administered through probate court. The appraisal determines the fair market value of real estate as of the date of death to assist in estate settlement, tax reporting, and distribution to heirs. The appraiser evaluates the property’s condition, location, features, and comparable sales to produce a well-supported, objective opinion of value that satisfies California probate court, IRS, executor, and beneficiary requirements simultaneously.
Extensive Probate & Date of Death Experience in Los Angeles County
Glenn has completed numerous probate and date of death appraisals over 25 years of practice — submitted to the IRS as Form 706 supporting documentation, filed with California probate courts as inventory support, and used by heirs to establish step-up basis for future capital gains reporting. The vast majority pass IRS review without follow-up questions. That track record reflects the methodology and documentation discipline that court-ready and IRS-ready reports require.
The Date of Death Effective Date
Probate appraisals are dated to the decedent’s date of death — not the current market. This makes them retrospective valuations: the effective date is a historical date, and comparable sales analysis must reflect market conditions as they existed on that date. Comps are pulled from within 90 days of the date of death (extended in slower markets), and market condition adjustments account for the time between the historical date and today. Historical MLS archives, public records, and tax records support the retrospective work. Properly developed retrospective appraisals can establish defensible values even years after the date of death.
California Probate Referee vs. Independent Licensed Appraiser
California uses a probate referee system where the court appoints a referee to value non-cash assets in probate estates. However, many executors, estate attorneys, and family members choose to engage an independent licensed real estate appraiser instead of, or in addition to, the probate referee. Common reasons: more defensible USPAP-compliant methodology, court-ready documentation that anticipates challenge, IRS-ready standards for Form 706, faster turnaround than referee scheduling, and specialized expertise for higher-value or complex properties. The two approaches are not mutually exclusive — an independent appraisal can supplement referee work when the estate justifies it.
Common Probate Scenarios
The most common probate appraisal use cases include: probate court inventory filings where the executor must list all estate assets with defensible values; federal estate tax returns (Form 706) when the estate exceeds federal thresholds; step-up basis documentation for heirs who will eventually sell the property; sibling buyout negotiations where one heir keeps the property and the others need a fair value to structure the buyout; sale-versus-keep decisions among heirs deliberating whether to sell or retain the property; and trust funding and sub-trust allocations where property held in a living trust needs a date of death value for the same purposes probate would require.
Step-Up Basis — Why Accurate Valuation Matters for Heirs
When property is inherited, heirs receive a new tax basis equal to the fair market value as of the date of death, replacing the decedent’s original purchase price. For long-held Los Angeles County property that has appreciated significantly (which describes almost all long-held Los Angeles property), this step-up can save heirs hundreds of thousands of dollars in capital gains tax when the property is eventually sold. An accurate, defensible date of death appraisal is the foundation of that tax benefit — and the higher the defensible value at date of death, the lower the future capital gains liability.
Personal Property Appraisals — What We Do Not Cover
Real estate appraisers value the home itself — the land, the structure, and permanent improvements. We do not value the household contents inside the home. That includes furniture, artwork, collectibles, jewelry, antiques, silverware, china, firearms, wine collections, coins, and other categories of tangible personal property. These items are a separate line on the California probate inventory and IRS Form 706, and require a specialized personal property appraiser trained in those categories.
For household contents and personal property valuations, executors typically bring in a firm that specializes in personal property appraisals for probate, estate, insurance, and IRS purposes — such as Probate Appraisal Group. Coordinating the real estate appraisal (which we handle) with the personal property appraisal (which they handle) gives executors a complete, defensible estate inventory that satisfies court, IRS, and beneficiary requirements from a single coordinated workflow.
Working With Estate Attorneys, Probate Attorneys, and CPAs
The most useful probate appraisers are those who understand the legal and tax context the report supports. Estate attorneys need clarity on intended-use language and effective date. CPAs need values that integrate cleanly with Form 706 workpapers and generate accurate step-up basis documentation. Executors need reports that hold up if contested by beneficiaries or examined by the IRS. Glenn regularly coordinates with estate planning attorneys, probate attorneys, and CPAs throughout Los Angeles, Orange, Ventura, and San Bernardino Counties to deliver probate appraisals that integrate with the broader estate administration.
Credentials
Glenn is a California Certified Residential Appraiser with 25 years of active practice and over 10,000 appraisals completed across Los Angeles County, with a substantial portion involving probate or date of death effective dates. Probate appraisals are delivered with the methodology and documentation discipline required to satisfy California probate courts, IRS examiners, and challenging beneficiaries.
Why Choose Home Point Appraisal?
With over 25+ years of experience in the SoCal real estate industry, we have expertise and knowledge of your local market. Call us for fast response or click the button below to get an instant quote.
Frequently Asked Questions — Probate Appraisal
What’s the difference between a probate appraisal and a regular market value appraisal?
A probate appraisal is dated to the decedent’s date of death (a retrospective valuation), while a regular appraisal reflects current market value. Probate appraisals also follow stricter documentation standards required by California probate courts and the IRS. The methodology is similar — comparable sales analysis — but probate appraisals account for market conditions as they existed at the date of death, not today. They’re also structured to withstand court scrutiny and potential IRS review.
Why does the California probate court require a date-of-death valuation?
California probate courts use the date-of-death value to determine the size of the estate, calculate inheritance distributions, and establish the basis for IRS step-up purposes. A date-of-death valuation ensures all parties — heirs, the executor, the court, and the IRS — work from a consistent value reflecting the asset’s worth at the moment of transfer. Without it, distributions and tax calculations could be inaccurate or contested.
Will the IRS accept my probate appraisal for step-up basis purposes?
Yes, when prepared by a Certified Residential Real Estate Appraiser following USPAP standards and structured for IRS scrutiny. Our probate appraisals are formatted to satisfy IRS Form 706 requirements (Estate Tax Return) and Form 8971 (Information Regarding Beneficiaries Acquiring Property from a Decedent). The appraisal becomes the supporting documentation for the step-up in cost basis, which can significantly reduce capital gains tax when heirs eventually sell the property.
Do executors and beneficiaries need separate appraisals?
Usually no. One probate appraisal serves the executor (for filing court inventory and IRS forms), the beneficiaries (to establish their stepped-up basis for future capital gains), and the estate’s CPA. Disputes between beneficiaries are rare with a well-documented, USPAP-compliant appraisal, since the methodology is transparent and defensible. If a beneficiary genuinely disagrees, a second appraisal can be obtained, but courts typically defer to the original.
How long does a probate appraisal take, and when should I order it?
Order the probate appraisal as soon as practical after the date of death — ideally within 30–60 days. The earlier we begin, the easier it is to access the property and gather supporting documentation. Standard turnaround is 3–4 business days from the inspection, with rush options available for time-sensitive court deadlines. Most California probate cases require the appraisal within the inventory deadline set by the court.
.webp){kind=spacer}
