24-Hour Date-of-Death Appraisals for the Step-Up in Basis
Retrospective value on the date of death to support the heirs' new tax basis.
When a California homeowner dies, the heirs' tax basis in the house generally resets to what the home was worth on the day of death. That number decides how much capital gain an heir reports when the property sells, and escrow, a tax preparer's calendar or an eager buyer can leave very little time to produce it. Cwift prepares the retrospective appraisal that documents the value and emails it within 24 hours once payment and photos are in.
Why estates end up needing the number fast
Many families learn they need a basis appraisal late in the process: the house is already in escrow, the CPA is finishing the final returns, or a trustee is about to distribute proceeds. A 24-hour report keeps the sale and the filing moving without falling back on an online estimate that won't hold up.
What the appraisal documents
- The home's market value on the day of death, or on the alternate valuation date six months later when the executor elects it under IRC §2032.
- Comparable sales that closed around the valuation date rather than today's market.
- The home's condition as it was then, reconstructed from your photos and records when it has changed since.
- Support for California's community property rule, under which both halves of community property can receive a new basis when one spouse dies (IRC §1014(b)(6)).
What to send
- The date of death and the property address
- Photos that show the home as it was at the date of death; older snapshots and prior listing photos are welcome
- A short note on anything that has changed since: repairs, clean-out, remodeling, damage
- Who will rely on the report, such as a CPA, an attorney or a trustee
Send photos with your order through the upload page, or attach them to a reply to your confirmation email.
Is a desktop appraisal right for this?
Date-of-death work is where desktop appraisals make the most sense. Nobody can walk through the house as it stood on a past date; the analysis rests on sales from that period and on evidence of the home's condition at the time. A site visit today would document today's house, which may not be the house that matters.
If beneficiaries are likely to argue about the value, an inspection-based appraisal can carry more weight. Ask your attorney before ordering.
Prepared for every purpose on this site. Brian Ward has prepared desktop appraisals for every purpose listed on this site. Some situations still call for an inspection-based appraisal, so check with your attorney or tax advisor before you order to be sure a desktop report fits your matter.
Questions
Can you appraise a date of death from many years ago?
Yes. Retrospective appraisals are routine, and Brian has completed them for dates several decades back. Very old dates can require extra research, so 24-hour delivery is confirmed before you pay.
Will the IRS accept the report?
The IRS doesn't pre-approve appraisers or report formats. It looks for a credible, well-supported valuation by a qualified appraiser. Cwift reports are prepared under USPAP and signed by a California Certified Residential appraiser, and your tax advisor can confirm what your return needs.
The house was remodeled after the death. Is that a problem?
No. Send whatever shows the earlier condition: old listing photos, family pictures, permits or contractor invoices. The value is developed as of the date of death, not as the house looks now.
Often ordered alongside
Trust & Estate Administration
Certified values for trustees and executors: accountings, distributions and trust sales.
24-hour details →
Prop 19 Parent-Child Transfers
Market value on the transfer date, to see how much of the old tax base survives.
24-hour details →
Gift Tax (Form 709)
Fair market value of gifted real estate on the date of transfer, for the gift-tax return.
24-hour details →Need this appraisal by this time tomorrow?
Start the order now. Payment and photos start the 24-hour clock, any day of the week.