If you’re settling an estate that includes real property, you need an accurate appraisal that reflects the home’s fair market value as of a specific date, usually the date of death, since that’s what courts, attorneys, and the IRS require for probate and estate tax purposes. 3D Appraisals provides these appraisals throughout San Antonio and the surrounding counties.

Here’s a closer look at what makes an estate appraisal different, why timing matters, and what to expect from the process.

What Makes an Estate Appraisal Different
An estate appraisal follows the same rigorous process as any other real estate appraisal, with one key difference: the valuation reflects the property’s value as of a specific past date, usually the date of death, rather than today’s market. This is called a retrospective appraisal. We research comparable sales from around that date, inspect the property’s current condition, and prepare a detailed report that will hold up to scrutiny from courts, the IRS, or other involved parties.

Why Timing Matters
Estate appraisals are often needed sooner than families expect. Executors typically need a valuation early in the probate process to file the right paperwork and keep things moving. Waiting too long can complicate matters, especially if the property is later sold and questions come up about whether the sale price reflects the value at the time of death. Getting an appraisal completed promptly gives you a solid, documented number to work from no matter how long probate takes.

Understanding Stepped-Up Basis
One of the most common reasons families need an estate appraisal is to establish what’s known as a stepped-up basis. Generally speaking, when someone inherits property, the property’s tax basis is adjusted to its fair market value on the date of death, rather than what the original owner paid for it. This can significantly reduce capital gains taxes if the property is later sold. A qualified appraisal is typically the documentation needed to support this value. We’re not tax advisors, so we always recommend working with your accountant or attorney on the tax side, but we make sure the appraisal itself is thorough and well-supported.

What to Expect From the Process

1. You reach out and let us know the situation, including the date of death and any deadlines you’re working with.
2. We schedule an inspection of the property, coordinating with whoever currently has access, whether that’s an executor, family member, or attorney.
3. We research comparable sales from around the valuation date to establish an accurate historical value.
4. We prepare a detailed, professional report that documents our findings and methodology clearly.
5. We deliver the report quickly, so you can move forward with probate, tax filings, or dividing assets among heirs.

Common Situations We Handle
Every estate is different, and we’ve worked with families through all kinds of circumstances, including multiple heirs who need to agree on a fair division of property, out-of-state family members who can’t be present for the inspection, and properties that have sat vacant for some time after the owner’s passing. Whatever your situation, we’ll walk you through what we need and keep the process as simple as possible.

If a home is being divided between multiple heirs and later sold, our buying and selling appraisals page covers that next step. And if you’re weighing whether your specific situation calls for a full appraisal, our overview of when you need an appraisal breaks down the most common scenarios.

Frequently Asked Questions

How soon after a death should we get an appraisal?
Ideally within the first few months of settling the estate, though we can complete retrospective appraisals well after the fact if needed.

Will the IRS accept your appraisal?
We prepare our reports to meet standard appraisal industry requirements. As with any estate matter, we recommend confirming specific documentation needs with your attorney or accountant.

Can you appraise a property none of the heirs have visited in years?
Yes. We regularly appraise properties that have been vacant or unmaintained, and we’ll note the condition accurately as part of the report.

What if the property has changed significantly since the date of death?
That’s exactly why we research comparable sales from around the valuation date rather than today’s market. Later changes to the property don’t affect the retrospective value we’re establishing.

Do all heirs need to agree before we order an appraisal?
Not necessarily, though it’s usually smoother when the executor or a designated family member coordinates access and communication on behalf of everyone involved.

Serving San Antonio and Surrounding Counties
3D Appraisals provides estate appraisals across Bexar, Wilson, Comal, Guadalupe, and Gonzales counties, with fast turnaround and clear communication throughout the process.

Contact 3D Appraisals today if you’re managing an estate and need a reliable appraisal.