What It Is
A date of death appraisal is a retrospective appraisal. Instead of answering what a property is worth today, it answers what the property was worth on a specific prior date: the date the owner died. In Arizona estate matters, that value may be needed for probate inventory, trust accounting, beneficiary distributions, capital gains planning, estate tax reporting, or a future sale where the heirs need to document step-up basis.
The report is not a Zestimate, CMA, broker price opinion, or automated estimate. It is a signed appraisal report prepared by a Certified real estate appraiser. The analysis uses comparable sales, market conditions, property characteristics, public records, MLS data when available, and the facts that would support value as of the effective date.
Who Needs It
Arizona personal representatives often need a credible property value when they prepare the estate inventory or explain a proposed sale price to heirs. Trustees may need it for trust administration and final accounting. CPAs may need it for Form 706 estate tax support or to document the new tax basis for inherited real estate. Attorneys may need it when beneficiaries disagree about value, when a property is being sold during probate, or when the court expects a professional valuation.
In Maricopa County, the common use cases include a Phoenix home passing to children, a Mesa probate property being prepared for sale, a Scottsdale property held in a trust, or a Chandler rental being valued for estate accounting. The local market can shift quickly, so the effective date matters. A value from 2021, 2023, or 2025 may require a different comparable set than a current value.
What It Costs and How Fast It Is
The standard desktop appraisal fee is $149. A historical effective date adds $50, so a typical date of death appraisal is $199 for a standard property. If the property is unusual, luxury, rural, heavily remodeled, partially built, or has limited comparable sales, Mark will review the scope before work starts and let you know if the assignment needs a custom fee.
Standard orders are delivered by PDF within 24 hours after confirmation. The report is built for clear review by attorneys, CPAs, trustees, heirs, and probate professionals. If the order is urgent, same-day rush delivery may be available for an additional fee.
Arizona Probate Context
Arizona probate cases are handled through the Superior Court, and Maricopa County estates often involve practical pressure: family members want answers, the property may need to be listed, the personal representative has fiduciary duties, and tax records need a supportable value. A professional appraisal helps keep the conversation grounded in evidence instead of competing guesses.
For many estates, a desktop appraisal is the right tool because the historical date is more important than a current interior inspection. The report still needs solid support, but the key question is what buyers and sellers would have known and paid around the date of death. For complex cases, interior inspection or a full appraisal may be recommended instead.