Frequently Asked General Questions About Probate

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Provisions For Children & Survivors

Property Issues

Questions about the Probate Appraisal

Understanding the Probate Appraisal Process

Step 1: Initial Consultation We discuss the property details, timeline requirements, and any unique circumstances affecting the estate.

Step 2: Property Inspection I conduct a thorough on-site inspection, documenting the property’s condition, features, and any issues affecting value. I handle this process with sensitivity and respect.

Step 3: Market Analysis I research comparable sales, analyze current market conditions, and apply appropriate valuation methods to establish fair market value.

Step 4: Comprehensive Report You receive a detailed appraisal report that meets all probate court standards, including photographs, market data, and clear value conclusions.

Step 5: Court Support If needed, I’m available to answer questions, provide clarification, or offer expert testimony to support the appraisal.

What Makes Probate Appraisals Different

Probate appraisals have unique requirements that differ from standard real estate appraisals:

• Date of Death Valuation: The appraisal must reflect the property’s value on the specific date of death, not the current date
• Retrospective Analysis: I research market conditions and comparable sales from the relevant time period
• Court Standards: The report must meet specific probate court formatting and documentation requirements
• IRS Compliance: Values must be defensible for estate tax purposes and potential IRS review
• Detailed Documentation: Extra attention to property condition, deferred maintenance, and factors affecting value

As a Certified Probate Real Estate Specialist, I understand these distinctions and ensure your appraisal meets all requirements.

Common Questions Executors Ask

When should I order the appraisal? Ideally, soon after you’re appointed as executor. The appraisal establishes the estate’s value for tax purposes and helps you make informed decisions about property distribution or sale.

Do I need an appraisal if we’re selling the property? Yes. Even if you plan to sell, you need an independent appraisal for the date of death to establish the property’s basis for capital gains calculations and to satisfy probate court requirements.

What if beneficiaries disagree about the value? A professional, independent appraisal protects you as executor by providing an objective, defensible valuation based on market data and professional standards.

How long does the process take? Typically 5-10 business days from inspection to final report delivery, depending on property complexity and comparable sales research required.

What does the appraisal cost? Appraisal fees are an estate expense and vary based on property type, size, and complexity. I provide transparent pricing upfront with no hidden fees.

Multiple Properties? Estate Portfolios?

Many estates include multiple properties—the family home, rental properties, vacation homes, or land holdings. I provide:

• Coordinated valuations for all properties within the estate
• Consistent methodology across the portfolio
• Volume considerations for multiple property appraisals
• Single point of contact to simplify your administrative burden
• Comprehensive reporting that organizes all valuations for easy court filing