Frequently Asked Questions

A Date of Death appraisal is a retrospective valuation that determines the Fair Market Value of a property as of the exact date the owner passed away. It is required by the IRS for estate tax filings and by probate courts to ensure equitable distribution of inherited assets. Unlike a standard appraisal, the appraiser must "go back in time" to analyze market conditions, comparable sales, and the property's condition as it existed on that specific date.

A qualified certified residential appraiser can perform retrospective valuations going back many years — even decades — as long as sufficient historical market data exists. The appraiser uses archived comparable sales, historical MLS records, and documented market conditions from the relevant time period to establish a defensible Fair Market Value.

To value inherited property for the IRS, you need a certified residential appraiser to perform a USPAP-compliant Date of Death appraisal. This establishes the step-up in basis — the property's Fair Market Value on the date of death — which is required for Form 706 estate tax filings. A Zestimate or Realtor's CMA will not satisfy the IRS standard and could trigger an audit.

No. Zestimates and Comparative Market Analyses (CMAs) are not USPAP-compliant and are not accepted by the IRS or probate courts as legal documentation of Fair Market Value. Only a certified, licensed residential appraiser can produce a report that meets the Uniform Standards of Professional Appraisal Practice required for estate tax filings and court proceedings.

A step-up in basis resets the cost basis of inherited property to its Fair Market Value on the date of the original owner's death. For example, if a parent purchased a home for $80,000 in 1985 and it was worth $700,000 at the time of death, the heir's new tax basis becomes $700,000. If the property is later sold for $720,000, capital gains tax is only owed on the $20,000 difference — not on the full $640,000 appreciation. A certified Date of Death appraisal is the legal document that establishes this step-up in basis with the IRS.

Yes. Washington State probate courts typically require a certified, USPAP-compliant appraisal to establish the Fair Market Value of real estate in an estate. As the executor or administrator, you are responsible for submitting accurate asset valuations. A licensed residential appraiser — not a real estate agent — must perform this valuation to satisfy the King County or Snohomish County Superior Court requirements.

Probate is the legal court process through which a deceased person's estate is administered, debts are paid, and assets are distributed to heirs. Estate settlement is the broader process of managing all aspects of a deceased person's affairs. In both cases, when real estate is involved, a court-admissible appraisal establishing Fair Market Value is typically required by the Snohomish County or King County Superior Court.

Most residential appraisals for probate and estate purposes are completed within 5–10 business days from the date of inspection, depending on the complexity of the property and the availability of historical data for retrospective valuations. We understand that probate filings have strict court deadlines and we prioritize turnaround accordingly.

The executor or administrator of the estate is typically responsible for ordering the appraisal. Estate attorneys and CPAs often coordinate this on behalf of their clients. Residential Valuation Group works directly with executors, estate attorneys, and financial professionals throughout King County and Snohomish County to ensure the process is smooth and court deadlines are met.

In a divorce or marital dissolution proceeding, a certified independent third-party appraisal establishes an objective Fair Market Value for the shared property. This neutral valuation is used by both parties and their attorneys to negotiate equitable asset distribution. Unlike a value suggested by either spouse's real estate agent, a USPAP-compliant appraisal from a licensed appraiser provides a legally defensible, unbiased figure that courts recognize.

This is one of the most common situations in divorce proceedings. An independent third-party appraisal from a certified residential appraiser provides a neutral, court-admissible value that removes the conflict. If both parties dispute the value, each may order their own appraisal; however, a single neutral appraisal ordered jointly is often the most cost-effective and legally efficient solution.

Yes. Our appraisals are USPAP-compliant and court-admissible, meaning they are designed to hold up under legal scrutiny in Washington State family court proceedings. Our appraisers can also provide expert witness testimony if the valuation is challenged during litigation.

USPAP stands for Uniform Standards of Professional Appraisal Practice — the ethical and performance standards governing real estate appraisers in the United States. A USPAP-compliant appraisal is required by the IRS, probate courts, and most legal proceedings involving real property. It ensures the appraisal was conducted with independence, impartiality, and objectivity by a licensed professional.

Litigation support refers to appraisal services specifically designed to assist attorneys and their clients during legal disputes involving real property. This includes producing court-admissible appraisal reports, providing expert witness testimony, reviewing opposing appraisals, and preparing rebuttal reports. Our appraisers are experienced in supporting both plaintiff and defense teams in Washington State courts.

An independent third-party appraisal is performed by a licensed appraiser with no financial interest in the outcome of the valuation. This neutrality is essential in legal proceedings — whether probate, divorce, or litigation — because it ensures neither party can claim the valuation was biased. All Residential Valuation Group appraisals are 100% neutral and conflict-free.

Yes. Every appraiser in our network is a state-licensed residential appraiser in Washington State, in full compliance with Washington State Department of Licensing requirements and USPAP standards. We only work with locally licensed professionals who have direct market knowledge of King County and Snohomish County real estate.

The cost of a certified residential appraisal depends on the property type, location, and complexity of the assignment. Retrospective appraisals may carry additional fees due to the forensic historical research involved. We provide transparent, no-obligation quotes — simply submit your property details through our request form and we will match you with a licensed local appraiser who can provide a fee estimate.

Our process has four steps: (1) You submit your property details and the purpose of the appraisal through our confidential intake form. (2) We match you with a local licensed appraiser who specializes in your specific legal need. (3) Your appraiser conducts an on-site or desktop inspection of the property, following all USPAP guidelines. (4) You receive a comprehensive, court-admissible appraisal report typically within 5–10 business days.

To get started, you will need: the property address, the purpose of the appraisal (probate, divorce, Date of Death, etc.), the date of death if applicable, your contact information, and a preferred inspection date and time. If you have any existing documentation such as a prior appraisal, legal notices, or property records, those can also be helpful — but are not required to begin.

Yes. Residential Valuation Group serves residential properties throughout King County and Snohomish County, Washington — including Everett, Lynnwood, Seattle, Mukilteo, Redmond, and Bellevue, as well as surrounding communities. If your property is in a nearby area not listed, contact us and we will confirm coverage for your specific location.