Is a desktop appraisal accepted for estate and IRS use?
Yes. There is no IRS certification for appraisals; the IRS standard is fair market value as defined in the estate tax regulations (Treas. Reg. 20.2031-1(b)). Our reports are USPAP-compliant full Appraisal Reports with a date-of-death or other retrospective effective date, prepared by an Arizona Certified Residential Appraiser whose qualifications and independence are stated in the report. CPAs and attorneys use them for step-up basis, estate administration, and gift tax adequate disclosure. Note: appraisals for charitable donation deductions have different IRS requirements; see below.
What is a retrospective appraisal?
A retrospective appraisal establishes the fair market value of real property as of a specific date in the past - not today. The effective date can be any historical point: a death, a divorce filing date, a date of damage or casualty, or any other legally relevant moment. The analysis uses only market data that was available as of that date.
How far back can you go?
We routinely complete retrospective appraisals for effective dates 5-10 years in the past, and sometimes further. Data availability depends on the MLS and public records for that period and geography. Contact us with your specific date and property - we'll confirm whether we can support it before you order.
How is a retrospective appraisal different from a date-of-death appraisal?
A date-of-death appraisal is a specific type of retrospective appraisal where the effective date is the decedent's date of death. 'Retrospective' is the broader category - it covers any historical effective date, including divorce filing dates, damage event dates, acquisition dates, and more. Both are USPAP-compliant and use the same methodology.
Can opposing counsel challenge a retrospective appraisal?
All appraisals can be challenged, but Mark's reports are designed to withstand scrutiny. They are fully narrative, USPAP-compliant, include historical comparable sales analysis with proper time-adjustment, and are signed by an AZ Certified Appraiser with 24+ years of experience. Mark is available for methodology discussions with attorneys on both sides.
What information do I need to provide?
At minimum: the property address and the effective date (or a date range, if you're working toward a specific legal event). Helpful but not required: prior appraisals, listing history, relevant legal documents. Mark reviews every order and will reach out if additional information would strengthen the analysis.