What Is a Date of Death Appraisal?

What a date of death appraisal does

A date of death appraisal — also called a retrospective valuation — determines what a property was worth on a specific past date: the date its owner died. This is different from a current appraisal because the appraiser must reconstruct market conditions that existed at that prior point in time, using historical sales data and documented market evidence.

Brandi Hudson (CA Certified Appraiser #AR029078) has 25 years of certified appraisal experience and provides date of death appraisals throughout Contra Costa and Alameda County that satisfy IRS, probate court, and fiduciary requirements.

When is a date of death appraisal required?

• IRS Form 706 (Federal Estate Tax Return): A certified appraisal of real property as of the date of death is required when estates exceed federal exemption thresholds
• Stepped-up cost basis: Heirs who inherit property receive a stepped-up basis equal to fair market value at the date of death — this directly affects future capital gains taxes when the property is sold
• California estate and trust administration: Trustees and executors need a credible value to distribute assets equitably among beneficiaries
• Probate court filings: California courts require certified valuations for the estate inventory and appraisement
• Estate planning and tax preparation: CPAs and financial advisors use date of death values to prepare accurate returns and plan distributions

What is a stepped-up basis and why does it matter?

When someone inherits real property, their cost basis for tax purposes is typically "stepped up" to the fair market value of the property on the date the original owner died — rather than the price the original owner paid years or decades earlier.

This matters enormously when the inherited property is eventually sold. A well-documented date of death appraisal establishes the stepped-up basis clearly, potentially saving heirs significant capital gains taxes. CPAs and financial advisors regularly request these appraisals for exactly this reason.

What makes retrospective appraisals different

The challenge in a date of death appraisal is that the effective date is in the past. The appraiser cannot rely on current market data — they must identify comparable sales from around the date of death and reconstruct the market as it existed at that time. This requires both technical skill and genuine familiarity with local market history.

For Contra Costa County properties — especially waterfront, canal-front, and Delta-area homes common in Discovery Bay and Bethel Island — local market expertise is critical. These property types require appraisers who understand the unique value factors specific to this area.

What is included

• Property inspection (current condition documented; value opinion tied to the effective date)
• Historical comparable sales analysis from the relevant time period
• Documented market conditions for the effective date
• USPAP-compliant report formatted for IRS, probate, and fiduciary use

Who we work with

We work regularly with CPAs preparing estate tax returns, financial advisors supporting estate distributions, estate attorneys handling probate proceedings, trustees managing inherited real property, and families navigating the loss of a loved one. We understand the sensitivity of these assignments and approach every one with care.

Service area

Date of death appraisals throughout Contra Costa and Alameda County, including Walnut Creek, Danville, San Ramon, Concord, Brentwood, Antioch, Discovery Bay, Pleasanton, Livermore, Dublin, Fremont, Oakland, Berkeley, and surrounding communities.