Estate and Tax Planning

Date of death and estate appraisals for Los Angeles property

Estate and tax planning appraisals that help individuals and their advisors make informed decisions about real estate holdings. We establish what a property was worth at the date that matters, whether that is last month or fifteen years ago, in a report prepared to withstand scrutiny.

Tell us about the property

A confidential, no-cost call. We usually reply the same business day.

Estate and tax planning appraisals

Each of these answers a different question, and the right one depends on why the value is needed and who is going to read it. We will tell you which applies on the first call.

Date of death appraisals

The value of a property at the date of the owner’s death. Commonly required for estate tax purposes and to ensure the estate is properly valued, and it is also the figure that sets the heirs’ new tax basis in the property.

Step-up basis appraisals

Valuation at the time of transfer, such as when property passes to an heir. Establishing the new basis properly is what limits the capital gains exposure when the property is eventually sold, which is often years later.

Gift and lifetime transfer appraisals

Support for gift tax reporting and for lifetime transfers into trusts or to family members, valued as of the date of the transfer with the methodology fully documented.

Retrospective opinions of value

The value of a property at a specific point in the past. We reconstruct the market as of that date using verified sales, listings, permits, photographs and public records rather than adjusting today’s value backwards.

Trust appraisals

Value of property held in trust, for tax and estate planning purposes and to help ensure the property is properly valued and the trust remains in compliance with its reporting requirements.

Fractional and partial interest valuation

Where an estate or trust holds less than the whole, the interest is not simply a share of the total. We analyse what a fractional or undivided interest is genuinely worth and document the reasoning.

The date of value decides everything

In estate work the property is usually the easy part. The hard part is being certain which date the value has to attach to, because the wrong date produces a technically accurate report that is useless for the filing it was ordered for.

Date of death

The value as of the day the owner died. Used for estate reporting and to establish the basis the heirs inherit the property at.

Alternate valuation date

Federal estate tax rules allow an election to value assets at a later date instead. Whether it is available and advantageous is a question for the estate's tax advisor.

Date of gift or transfer

The value on the day the property changed hands, whether gifted outright or transferred into a trust, for gift tax reporting purposes.

Trust funding or review date

Value at the point property is placed into a trust, or at a periodic review date where the trust's terms or reporting obligations require a current figure.

We are appraisers, not tax advisors or attorneys. Which date and which filing apply to your situation is a question for your CPA or estate attorney. Tell us the date they specify and we will value the property as of that date.

Who we work with

Individuals and their advisors, often at the same time. We are comfortable reporting to whoever is coordinating the matter.

Executors and administrators

A defensible value for the estate, delivered with enough explanation that you can account for it to the beneficiaries and to the tax filing.

Trustees

Valuations for trust administration, funding, periodic review and distribution, prepared to support the trustee's duty to act with documented care.

Estate attorneys

Appraisals for estate and gift tax filings, trust administration and contested matters, prepared to be produced and supported by testimony where required.

CPAs and financial advisors

Valuation support for returns, basis calculations and planning work, with the methodology documented so it holds if the return is examined.

What clients say

From the trustees, advisors and families who have relied on the reports.

My mother died in 2019 and nobody had the property valued at the time. He reconstructed the value for that date with sales I did not know still existed, and my CPA accepted it without a question.

Eleanor Vasquez

I send every estate property here. The reports are documented well enough that I never worry about what happens if a return gets examined three years later.

Samuel Rothenberg, CPA

Two beneficiaries who disagreed about everything both accepted the valuation. The reasoning was laid out clearly enough that neither could argue with it.

Diane Okafor, Esq.

How it works

Four steps, with a flat fee and delivery date agreed before any work begins.

Confidential first call

Tell us the property, the date of value and who needs the report. We confirm the scope and quote a flat fee and a delivery date.

Inspection and research

Site inspection where access is available, plus permits, plans, prior listings and verified sales from the relevant period.

Retrospective analysis

We reconstruct market conditions as of the date of value and reconcile the approaches, with every adjustment documented.

Delivery to your advisors

A signed USPAP compliant report sent to you and, if you prefer, direct to your attorney or CPA, with a call to walk through it.

Where we work

Seven counties across Southern California, with the deepest historical data across Los Angeles County, which is what retrospective valuation depends on.

Estate appraisal questions

The questions families and advisors ask most on a first call.

What is a date of death appraisal?

It is an appraisal that establishes what a property was worth on the day the owner died, rather than what it is worth today. The figure is used for estate reporting and it also sets the basis the heirs inherit the property at, which determines their capital gains exposure when they eventually sell.

What is step-up basis and why does the appraisal matter?

When property passes to an heir, its tax basis is generally reset to its value at the date of death rather than what the deceased originally paid. If that value is understated or never properly documented, the heirs can face a larger capital gains bill on sale. A documented appraisal is what supports the higher basis, and the amount at stake is frequently many times the cost of the report. Your CPA can confirm how this applies to your circumstances.

Can you appraise a property as of a date years in the past?

Yes, and we do this routinely. It is called a retrospective appraisal. We reconstruct the market as of that date using sales, listings, permits, photographs and public records from the period. Families often come to us years after a death because nobody obtained a valuation at the time, and that situation is entirely workable.

Does a small estate still need an appraisal?

Often yes, even when no estate tax is owed, because the basis question is separate from the filing threshold. Heirs who sell later need documented evidence of the date of death value, and reconstructing it after the fact is harder than obtaining it at the time. Your attorney or CPA can advise whether your situation requires one.

Isn't a probate referee appointed to value the property in California?

In court supervised probate, a court appointed probate referee prepares the Inventory and Appraisal. An independent appraisal is a different thing, used for federal estate tax reporting, trust administration, establishing basis, non-probate transfers and situations where a value is disputed or a second opinion is wanted. Which you need is a question for your attorney, and the two are not mutually exclusive.

What makes an appraisal acceptable for tax reporting?

Broadly, it needs to be prepared by a qualified appraiser, use recognised methodology, state the correct effective date and intended use, and document the evidence supporting the conclusion. Our reports are USPAP compliant and prepared with examination in mind. Your CPA or attorney should confirm the specific requirements for the filing you are making.

Do you value fractional or partial interests?

Yes. Where an estate or trust holds an undivided or fractional interest rather than the whole property, the interest is not simply a proportionate share of the total value. We analyse what such an interest is genuinely worth and document the reasoning, which is exactly the area an examiner is most likely to test.

Can you work directly with my attorney or CPA?

Yes, and it is often simpler. Tell us who is coordinating and we will take instructions from them, confirm the date of value with them and deliver the report to them directly. Many of our estate assignments come to us from advisors rather than from families.

What does it cost and how long does it take?

We quote a flat fee once we know the property and the date of value, and you will have the figure before any work starts. Most residential estate appraisals are delivered within one to two weeks. If you are working to a filing deadline, tell us on the first call and we will confirm whether we can meet it.

Establish the value before the question is asked

A confidential call, at no cost. Tell us the property and the date, and we will tell you what is involved and what it will cost.

At our appraisal company, we offer estate and tax planning appraisal services to help individuals and their advisors make informed decisions about their real estate holdings. Our services include retrospective opinions of value and date of death appraisals, step-up basis appraisals, trust appraisals, and other valuation services.

Retrospective opinions of value and date of death appraisals involve determining the value of a property at a specific point in the past, such as the date of the owner’s death. These appraisals are typically required for estate tax purposes and can help ensure that the estate is properly valued for tax purposes.

Step-up basis appraisals are used to determine the value of a property at the time of a transfer, such as when the property is passed down to an heir. These appraisals are important for tax planning purposes as they can help establish the property’s new tax basis and minimize potential capital gains taxes.

Trust appraisals are used to determine the value of a property that is held in a trust. These appraisals are important for tax and estate planning purposes and can help ensure that the property is properly valued for tax purposes and that the trust is in compliance with all regulatory requirements.

In addition to these specific appraisal services, we also offer a range of other valuation services to help individuals and their advisors with their estate and tax planning needs. Our experienced appraisers have a deep understanding of the complex regulatory and tax requirements that are involved in these types of appraisals and can provide accurate and reliable valuations that are supported by sound reasoning, data analysis, and expert judgment.

If you require estate and tax planning appraisal services, including retrospective opinions of value and date of death appraisals, step-up basis appraisals, trust appraisals, or other valuation services, our team is ready to assist you. Contact us today to learn more about our services and how we can help you make informed decisions about your real estate holdings.