Service

Date of Death & Estate Appraisals

When an estate is settled, the value of the home must be established as of a specific date — usually the date of death. The Residential Eye provides retrospective, USPAP-compliant appraisals across Las Vegas, Henderson, and greater Clark County that estate planning attorneys, probate counsel, and CPAs can rely on for probate filings, trust administration, and step-up in basis documentation.

  • Retrospective valuations with a clearly documented effective date — date of death or alternate valuation date
  • Prepared by a Nevada Certified Residential Appraiser, consistent with IRS qualified-appraisal requirements for Forms 706 and 709
  • CLHA-certified for luxury and guard-gated estates in The Ridges, Summerlin, MacDonald Highlands, The Summit Club, and Lake Las Vegas

Built for estate attorneys, fiduciaries & CPAs

Each report states the intended use and intended users, documents market conditions as of the effective date using MLS history, county records, and permit data, and explains the reasoning a reviewer — or the IRS — expects to see. Reports support probate matters in the Eighth Judicial District Court, trust funding and administration, estate tax (Form 706) and gift tax (Form 709) filings, and step-up in basis for heirs.

  • Gift and estate tax support
  • Probate and estate settlement
  • Step-up in basis documentation
  • Trust funding and administration
  • Date of death (retrospective) valuation
  • Alternate valuation date (IRC §2032) valuation

How to order

Send the property address, the effective date you need (for example, the date of death), and a contact for access. You'll receive a written fee quote and delivery estimate within one hour during business hours. The occupied or vacant status of the property is handled respectfully — coordination happens through you or the family contact you designate.

Common questions

Can you appraise a home as of a date in the past?
Yes. Retrospective appraisals are a core service. The report is developed to a documented effective date — such as the date of death — using MLS sales history, county records, and market data from that period, even if the property has since been remodeled or sold.
What is the difference between date of death and alternate valuation date?
The date of death value is the default for estate purposes. Under IRC §2032, the estate's representative may instead elect the alternate valuation date, generally six months after death. Whether to elect is a decision for the estate's attorney or CPA — the appraisal can be developed to either date, or both.
What do you need from the attorney or executor to get started?
The property address, the effective date needed, a contact for property access, and any relevant history such as remodels or prior transfers. From there you receive a written quote within one hour during business hours.
Will the report satisfy IRS requirements for Form 706 or 709?
Reports are USPAP-compliant and prepared by a Nevada Certified Residential Appraiser, consistent with the IRS definition of a qualified appraisal by a qualified appraiser for residential real property.