RealVals prepares real estate appraisals for CPAs and their clients in Marin County and San Francisco. That covers date of death values for Form 706 and stepped-up basis, gift values for Form 709, and retrospective values for any past date. Austin Fernald, a California Certified Residential Appraiser (license AR3002942), inspects every property and signs every report. CPAs can order on a client's behalf, and RealVals quotes the fee and turnaround within one business day.
Appraisals CPAs order most
- Heirs take a basis equal to the date of death value (the stepped-up basis), and that number decides the capital gains tax when the home sells. More on why inherited property needs an appraisal.
- Estate tax returns need a supportable value for Form 706, including returns filed only to elect portability of the unused exemption. The date of death appraisal provides it.
- If you are weighing the alternate valuation date election, the appraisal can state a value as of the date of death and as of six months later.
- Gift tax returns, common when clients are gifting a house to family, use the value on the gift date for Form 709. Adequate disclosure on the return is what starts the statute of limitations running on the gift.
- Retrospective appraisals cover gifts made in earlier years and capital gains calculations on property held a long time.
Does the report meet IRS qualified appraisal rules?
Yes. The IRS expects a written report from a qualified appraiser that states the purpose and effective date, describes the property, explains the method and lists the appraiser's qualifications. For gift returns, the IRS adequate disclosure rules ask for those same items. Austin Fernald is a California Certified Residential Appraiser, licensed for the residential property he appraises.
RealVals reports are written to USPAP and those IRS guidelines. Zillow estimates, agent opinions and assessed values do not meet that bar.
Timing around filing deadlines
Form 706 is due nine months after the date of death, with a six-month extension available. Order the appraisal early so the return isn't waiting on it.
Most reports are delivered 4 to 5 business days after the inspection. The effective date can be any past date, so a late order still gets a date of death value, though it can take more research.
How to order an appraisal for a client
- Send the property address, the purpose (estate, gift or basis) and the effective date through the quote form, or call or text 415-233-6925.
- RealVals replies within one business day with the fee and the turnaround time.
- Austin schedules the inspection with whoever has access to the property.
- The finished report goes to you and your client, ready to attach to the return.
Appraisal fees
Fees start at $500 for a single-family house or condo and $700 for a 2 to 4 unit building. Estate, gift and retrospective work is quoted by scope. A date far in the past or a complicated property can run above the starting fee. See date of death appraisal costs in California or the pricing page.
Where RealVals works
RealVals is based in San Rafael and appraises homes throughout Marin County and San Francisco. For San Francisco estates, see the San Francisco estate tax appraiser page.
When an estate attorney is on the file too, RealVals works with both. More on that on the appraisals for attorneys page.
Reviews from estate and retrospective appraisal clients
Rated 4.9 out of 5 across 29 reviews. Read them on Google and Yelp.
When my father passed away, I found myself needing a date of death appraisal, a process that was completely new to me. Austin made what felt overwhelming much more manageable. He was responsive and thorough in all of his communications, answered my questions with patience, and was flexible on timing. As someone who lives in a different county, with the house in Marin, it was reassuring to have someone local who was easy to reach and very responsive.
Look no further, Austin is great! I needed his help with a date of death appraisal in Mill Valley. He responded quickly to my email request. We spoke by phone and the appraisal was set up that week. He arrived on time and performed a thorough inspection. He gave me the date the appraisal would be ready, only three business days. The appraisal arrived that morning. It was a thorough report with comps, pictures, and great explanations. I researched other appraisers, glad I went with Austin at Realvals.
A big thank you to Austin at Realvals for his excellent service with retrospective date of death property appraisal. He is professional, effective and highly responsive even during the holiday season. I was most impressed with his market valuation expertise, flexibility and the speedy turnaround. The appraisal report is very well documented with comparable, pictures and detailed research. Austin’s appraisal website blogs are very helpful and highly educational. Likewise, the pricing disclosure is transparent and his quotes are most competitive. I look forward to working with Austin on future appraisals and will refer you again and again.
I needed a retrospective appraisal following a death in the family. Austin was responsive and flexible with scheduling. His appraisal was thorough and prompt. He was a pleasure to work with.
I just had a real estate appraisal completed by Mr. Fernald. This was an appraisal of a house for a prior year, not the current one. He made a comparable sales analysis to determine the house's fair market value back then. He was very professional, detailed, and prompt in his work. I highly recommend his services. In addition, he charged me about $200 less than other licensed appraisers, which was another bonus.
Austin completed appraisals for our portfolio of over a dozen properties spanning the North Bay and East Bay. The properties include single family homes, condo's and multi-units. Very professional, great communication, and very prompt. Highly recommended.