When a homeowner passes away, the market value on that exact date becomes the starting point for nearly everything that follows — the heirs' new cost basis, the estate's reporting, and how the property is divided or sold. A retrospective appraisal establishes that figure with comparable sales and market conditions from the date itself, not from today.
What the value is used for
Under the federal step-up rules, inherited real estate generally takes a cost basis equal to its fair market value on the date of death. That number determines how much capital gain the heirs report when the house is eventually sold, so an understated value can mean a larger tax bill years later and an overstated one can draw questions from the IRS.
Executors and trustees also rely on the figure for estate tax returns when one is required, for trust accountings, and for equalizing distributions when one beneficiary keeps the house and the others receive cash.
California community property
California couples who hold a home as community property may receive a step-up on both halves of the property when the first spouse dies, not just the decedent's half. Your CPA or estate attorney decides how the rule applies to your situation; our role is to deliver the date-of-death market value that the calculation depends on.
How a retrospective appraisal is built
We research the sales that closed in the months around the date of death, along with listings that were active and pending at the time, and we measure how prices were moving in that specific market. The subject is described as it existed on that date — including updates or deterioration that have happened since — so the conclusion reflects the house the decedent actually owned.
If the estate elects the alternate valuation date six months after death, or needs values on two dates, we can report both in the same assignment.
Desktop or inspection?
Many date-of-death assignments are completed as desktop appraisals using public records, MLS history and photographs the family provides, which keeps cost down and works anywhere in California. When the property has been significantly altered since the date of death, or when the estate expects a dispute among beneficiaries, an in-person Standard appraisal in San Diego or Riverside County is often the better choice.
Report options
These report types are most often used for this purpose. The quote you receive will confirm which one fits your situation.
Requesting this appraisal
Use the request form to share the property address, the purpose and the effective date you need. You will receive a written quote and delivery date by email — usually within one business day — with no obligation until you approve it.