Losing a loved one is hard enough without having to navigate a mountain of paperwork and legal processes. One question I hear often from families and executors is:
“I need an appraisal… but what kind?”
It’s a fair question, and an important one.
Most people assume an appraisal is just “a home value.” But there are different types of appraisals, each with a specific purpose. Getting the wrong one can create major delays, especially in probate court. If you’re settling an estate, handling probate in Maricopa County (which has a 90-day deadline), or supporting a family member after a death, here’s what you need to know.
Appraisals for Lending vs. Estate Settlements: A Crucial Difference
Lending Appraisals
These are the appraisals most people are familiar with. They are required by banks when you’re buying or refinancing a home. The lender hires an appraiser to confirm the property’s current market value so they can issue a loan safely. If you’re applying for a mortgage, the bank handles the appraisal, and it’s based on today’s market conditions.
Date of Death (Estate) Appraisals
If someone has passed away and you’re managing their estate, you’ll likely need a different kind of appraisal. This one is called a date of death appraisal, and it estimates the fair market value of the home as of the exact day the person passed, not today.
This type of appraisal plays a critical role in:
- Filing estate and inheritance tax returns
- Establishing the stepped-up basis for capital gains tax
- Distributing assets fairly during probate
- Providing a defensible value in case of IRS review
Because these reports are often reviewed by the IRS, it is crucial that they are completed by a qualified appraiser who understands what tax professionals, courts, and auditors are looking for. A report that lacks documentation, context, or proper methodology can result in unnecessary taxes or even trigger red flags with the IRS.
Why Timing and Accuracy Matter
A date of death appraisal requires what we call a retrospective valuation. That means I evaluate the property based on market conditions and comparable sales from the date of death, not current trends. In Maricopa County, probate court typically gives executors 90 days to submit key documentation. Choosing the wrong type of appraisal, or hiring someone unfamiliar with IRS or court expectations, can cause costly delays or legal complications.
How I Support Families and Work Alongside Attorneys
I’ve worked with many people who are still grieving and facing difficult decisions. In those moments, I aim to make one part of the process simple and stress-free. Here’s what I bring to the table:
- Appraisals that meet IRS and probate standards
- Clear explanations so clients know what to expect
- Coordination with estate attorneys, CPAs, and fiduciaries
- A streamlined process designed to reduce stress and avoid delays
I don’t just hand over a number. I provide reports that hold up legally, financially, and emotionally.
3 Tips if You’re Looking for the Right Appraiser
- Know what kind of appraisal you need
If it’s related to an estate or inheritance, make sure you request a date of death or estate appraisal, not a bank appraisal. - Ask about experience with estates
Not all appraisers are familiar with retrospective valuations or IRS expectations. Look for someone who works regularly with estate attorneys and probate courts. - Gather what you can
Property photos, documents, or notes about the home’s condition at the time of death are helpful. But don’t worry if you’re missing some. A good appraiser will guide you through it.
Final Thoughts
Grieving families don’t need extra confusion. They need clear information and professionals they can trust. That’s what I strive to provide in every estate appraisal I complete.
Whether you’re an executor trying to meet court deadlines, a family member navigating inheritance, or just unsure what type of appraisal you need, I’m here to help you move forward with clarity and confidence. Have questions or need a date of death appraisal in Maricopa County? Feel free to reach out. I’m happy to explain your options, answer your questions, and make sure you get exactly what you need without added stress.
