Estate appraisals
Estate and date-of-death appraisals in North Georgia.
When settling an estate, the value of the home is usually the largest number in the file. Executors, attorneys, and CPAs across North Georgia rely on us for retrospective valuations that hold up with the IRS, the probate court, and every heir at the table.
What an estate appraisal covers
An estate appraisal establishes the fair market value of real property as of a specific date — usually the date of death — even when the assignment comes months or years later. We research the market as it stood on the effective date, select closed sales from that period, and document the analysis in a full USPAP-compliant report your attorney or CPA can attach directly to the estate file.
Executors typically need this value to establish the stepped-up cost basis for heirs, to divide property equitably among beneficiaries, or to support filings when the estate has tax exposure. Because these numbers get scrutinized — by the IRS, by the court, and sometimes by family members with different interests — the workfile behind the number matters as much as the number itself.
Why timing and documentation matter
Georgia probate moves on its own schedule, and heirs often call us well after the effective date. That is normal and not a problem: retrospective appraisals are a routine part of our estate practice. What matters is a clearly stated effective date, market data from the correct time period, and a report written so a reader who was never in the house understands exactly how the value was reached.
Why Simmons Appraisals
- Georgia Certified Residential · CR#338575
- BBB Accredited Business · A+ Rating
- 5,000+ appraisals across North Georgia
- Most reports delivered in 2–4 business days
- USPAP-compliant, court-defensible reports
- Chris performs every inspection personally
- Trusted by attorneys, lenders, and homeowners
What clients are saying
5.0 · 12 Google reviews →“Chris provides high quality appraisal work with competitive turn times. He is very knowledgeable on local markets. Would highly suggest Chris for any appraisal needs.”
“I was curious about the value of our Forsyth County home after all the fluctuations over the last several years. Chris was very professional, explained the whole process, and was detailed and thorough in the report. Highly recommend.”
Common questions
Can you appraise a home as of a date in the past?
Yes. Retrospective appraisals with a date-of-death effective date are one of our most common estate assignments. We use sales and market conditions from that period, not today's market.
Who can order the appraisal?
The executor, administrator, estate attorney, or a family member acting for the estate. The report is addressed to the client and can be shared with the court, CPA, and heirs.
Do you handle homes that need work or have been vacant?
Regularly. Condition as of the effective date is part of the analysis, and we document it carefully — deferred maintenance is measured, not guessed at.
Free quote
Settling an estate? Get the number everyone can trust.
Send the basics and we’ll confirm the fee and timing — usually the same business day.
Private appraisals from $450. Larger, lakefront, acreage, and date-of-death assignments are quoted individually.
Getting a mortgage or refinancing? Your lender orders that appraisal and chooses the appraiser. Everything else — estate, divorce, pre-listing, pre-purchase — you can order directly.