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
- 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
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.
Settling an estate? Get the number everyone can trust.
Call or email for a free quote — we confirm fee and timing the same business day.