A date of death appraisal should be performed by a real estate appraiser who is licensed or certified in the state where the property is located. Appraisers are regulated at the state level and must follow the Uniform Standards of Professional Appraisal Practice (USPAP), which specifically allows retrospective appraisals with a past effective date. For estate and tax purposes, it helps to choose an appraiser who regularly handles date of death assignments, since these require researching historical sales data rather than current listings. A real estate agent’s comparative market analysis or an online value estimate is not an appraisal and generally will not satisfy the IRS, courts, or attorneys. In California probate cases, a court-appointed probate referee values estate assets, though independent appraisals are still commonly used for trusts, tax basis documentation, and non-probate transfers. When in doubt, ask the estate’s attorney or CPA what documentation they need, then hire a qualified appraiser to provide it.
