Date of Death & Retrospective Appraisals
Accurate, court-defensible valuations for estate settlements, stepped-up basis calculations, and historical market value — serving Laguna Woods Village and all of Orange County.
Date of Death Appraisals
A Date of Death appraisal establishes Fair Market Value as of the date of passing — used by the IRS for stepped-up basis calculations. The IRS recommends completing it within 3 months, but Sue has completed valuations going back 20+ years using MLS sales data and family photos to document the property's condition at that time.
Without a proper Date of Death appraisal, heirs may overpay capital gains taxes — sometimes by tens of thousands of dollars. A defensible, certified appraisal protects the estate and its beneficiaries.
Stepped-Up Basis Example
A property purchased in 1985 for $120,000 is worth $850,000 at the date of death. Without a stepped-up basis, heirs selling at $900,000 would owe capital gains on $780,000. With the stepped-up basis established at $850,000, they owe gains only on $50,000 — a massive tax savings.
The Appraisal Process: The valuation must be completed by a state-certified appraiser and meet USPAP standards to be accepted by the IRS, courts, and estate attorneys
Contact Sue
Call or email with the property address, date of death, and reason for the appraisal.
Property Inspection
Sue inspects the property (or reviews records if the property has been sold) and gathers all relevant data.
Market Research
Comparable sales from the date-of-death time period are researched and analyzed.
Certified Report Delivered
A USPAP-compliant appraisal report is delivered — accepted by the IRS, probate courts, and estate attorneys.
Ready to Get Started? Contact Sue
Sue will personally review your situation and walk you through the appraisal process — no obligation, no pressure. Reach out today to get your date of death appraisal ordered promptly.
Estate or Trust Appraisals
Estate settlement appraisals establish the current fair market value of real property for distribution among heirs, trust administration, or sale. Whether the estate is going through probate or being administered through a living trust, an independent certified appraisal is essential.
Common Uses for Estate or Trust Appraisals
- Equitable distribution of assets among multiple heirs
- Establishing value for estate tax filings
- Satisfying lender or court requirements before sale
- Resolving disputes between heirs or beneficiaries
- Trust administration and accounting
Estate Update Appraisals: Estate Executors may request an updated market analysis approximately every 5 years — particularly for ongoing trusts, long-term estate administration, or when property values have shifted significantly since the original appraisal.
Retrospective & Forensic Valuations
A retrospective appraisal establishes the fair market value of a property as of a specific date in the past. These are required in a wide range of legal, tax, and financial situations.
When a Retrospective Appraisal Is Needed
- Date of death valuations (IRS stepped-up basis)
- Divorce proceedings requiring historical property value
- IRS audits or tax disputes
- Legal disputes over property value at a past date
- Estate litigation and will contests
- Insurance claims requiring historical value
Forensic Appraisals
Forensic appraisals go a step further — they are prepared specifically for litigation and must withstand cross-examination. Sue Sauer has experience preparing forensic appraisals and can serve as an expert witness when required.
How Far Back Can We Go?
Retrospective appraisals can go back 2 to 20+ years. The further back the date, the more research is required — but with access to historical MLS data and county records, Sue can establish defensible values for most past dates.