An estate tax appraiser in San Francisco values a home as of the date of death so the estate can report it correctly. RealVals prepares these reports for executors, trustees, estate attorneys and CPAs across the city. Austin Fernald, a California Certified Residential Appraiser, inspects every property himself and signs every report.
When a San Francisco estate needs one
Most estates never owe federal estate tax. For deaths in 2026, the exemption is $15 million per person, and California has no estate or inheritance tax of its own. San Francisco real estate still pushes a lot of estates toward the line, and the appraisal matters in more cases than the tax itself:
- An estate near or above the exemption files IRS Form 706, and the real estate on it needs a supportable value.
- A surviving spouse files a 706 to keep the unused exemption (the portability election), even when no tax is due.
- Every heir gets a stepped-up tax basis equal to the date of death value. That number decides the capital gains tax when the home sells, often years later. The basis documentation is the main reason most families order the report.
- A trustee needs a value to divide the trust, fund subtrusts and account to beneficiaries.
The general rules are on the date of death appraisals page. This page covers what is specific to San Francisco property.
What makes San Francisco estates different
San Francisco housing has a few features that change how a date of death value is reached:
- Tenancy-in-common (TIC) interests. A TIC share is a fractional interest in a building, not a separate parcel. It sells to a smaller pool of buyers than a condo, so the appraisal relies on TIC sales rather than condo sales in the same area.
- Rent-controlled 2 to 4 unit buildings. Most San Francisco rental units built before June 13, 1979 fall under the city's rent ordinance. Long-term tenants paying below-market rents lower what a buyer would pay, and the appraisal has to account for the leases in place on the date of death.
- Condos and co-ops. HOA fees, special assessments and building issues on the date of death all affect value and belong in the report.
- Older homes. Many inherited Victorians and Edwardians have deferred maintenance. The value reflects the condition the home was in on the date of death, not after the heirs clean it out or repair it.
Date of death and the alternate valuation date
The standard value date is the date of death, often months or years before the inspection. That makes this a retrospective appraisal: the appraiser reconstructs the market as it stood on that day, using sales from around it.
For estates that owe tax, the executor can sometimes elect the alternate valuation date, six months after the death, when doing so lowers both the gross estate and the tax due. If your CPA is weighing that election, the appraisal can state a value as of both dates.
Probate and the San Francisco Assessor
If the estate goes through probate in San Francisco Superior Court, a court-appointed probate referee values the assets for the Inventory and Appraisal. Many executors still order an independent appraisal for the tax return and the heirs' basis. The probate referee and the independent appraiser serve different purposes.
Separately, the San Francisco Assessor reassesses inherited property under Proposition 19 unless the parent-child exclusion applies, which now requires an heir to make the home their primary residence and is capped. Questions about reassessment belong with your CPA or attorney, but the date of death appraisal is often part of that conversation.
Cost and turnaround
RealVals fees start at $500 for a single-family house or condo and $700 for a 2 to 4 unit building. Date of death work can run above the starting fee when the date is far back or the property is a TIC or a rent-controlled building. Most reports are delivered within 4 to 5 business days after the inspection. Read more about date of death appraisal costs in California, or request a free quote with the address and the date of death.
RealVals also appraises homes throughout San Francisco for divorce, pre-listing and market value purposes.
Reviews From 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.