Southern California is home to one of the most dynamic and valuable real estate markets in the nation. From oceanfront estates in Malibu and Newport Beach to investment properties in Burbank and Long Beach, real estate often makes up the majority of an individual’s estate. When a property owner passes away, a certified Date of Death Appraisal becomes an essential tool for probate filings, estate tax returns, and equitable asset distribution across cities and counties throughout the region.
If you’re an estate attorney, fiduciary, CPA, or heir involved in managing real estate anywhere in Southern California, understanding the role and importance of a Date of Death Appraisal ensures compliance, accuracy, and peace of mind during estate settlement.
A Date of Death Appraisal is a certified, retrospective real estate valuation that determines the fair market value of a property as of the date the property owner passed away. Unlike a standard appraisal that reflects current market conditions, this appraisal is based on comparable sales and data from the exact time of death.
It is a legal requirement in many estate-related scenarios, including:
Probate court documentation
IRS estate tax filings (Form 706)
Trust and fiduciary accounting
Establishing a stepped-up basis for capital gains
Fair market division of assets among multiple heirs
Southern California real estate—especially in high-value counties like Los Angeles, Orange, and Ventura—can quickly exceed the federal estate tax exemption threshold. The IRS requires a USPAP-compliant certified appraisal to validate property values on estate tax returns. Likewise, probate courts rely on these appraisals to verify the estate’s total worth and guide asset distribution.
When real estate is inherited, the stepped-up basis adjusts the property’s tax value to its fair market value on the date of death. This significantly reduces capital gains taxes when the heir sells the property. A certified Date of Death Appraisal is required to document this value for IRS compliance.
Many Southern California estates include multiple heirs and high-value properties. A certified appraisal provides a clear, unbiased valuation that facilitates fair buyouts, transfers, or liquidation. It supports fiduciary transparency and helps minimize legal disputes.
Trustees, executors, and attorneys are legally responsible for reporting accurate valuations. A Date of Death Appraisal supports this obligation and provides legally defensible evidence accepted by the IRS, courts, and financial institutions.
Southern California includes a wide range of property types:
Luxury oceanfront estates in Malibu, Laguna Beach, and Newport Beach
Single-family homes and bungalows in Pasadena, Burbank, and Santa Monica
Multi-unit income properties in Los Angeles, Long Beach, and North Hollywood
Equestrian and vineyard estates in Ojai, Santa Ynez, and Santa Rosa Valley
Condominiums and townhomes in urban centers like Downtown LA and Orange County
Desert and second homes in Palm Springs, Coachella Valley, and Joshua Tree
Each market has its own valuation criteria based on location, zoning, lot size, condition, view, and rental potential. Our expertise in Southern California’s varied property markets ensures accurate and legally defensible appraisals.
A certified appraisal from Pacific Home Appraisers includes:
Comprehensive inspection of the property (when accessible)
Market analysis based on comparable sales at the date of death
Adjustments for location, lot size, condition, amenities, and view
Assessor data, zoning maps, photographs, and neighborhood analysis
Final certified opinion of value in a USPAP-compliant PDF report
All reports are suitable for submission to probate courts, CPAs, the IRS, and attorneys throughout California.
Estate attorneys preparing probate or trust documentation
CPAs and tax professionals completing IRS estate filings
Trustees and fiduciaries overseeing property distributions
Heirs and beneficiaries managing inherited homes or land
Real estate professionals listing properties for sale
Court-appointed administrators handling complex or contested estates
We confirm the effective date (date of death), property location, access information, and turnaround time. 48-hour rush service is available upon request.
Our appraiser conducts a detailed inspection of the property, assessing improvements, condition, site layout, and market influences. For inaccessible properties, we offer desktop or exterior-only appraisals based on MLS and public data.
We identify and evaluate comparable sales near the date of death within the same submarket, applying detailed adjustments to arrive at a fair market value.
Reports are delivered within five to seven business days, with expedited 48-hour service available. Documents are provided in PDF format and prepared for legal and financial use.
Yes. These are retrospective appraisals, and we often perform them months or even years after the date of passing using reliable historical data.
Absolutely. Our reports are USPAP-compliant and certified, making them fully acceptable for legal and tax filings.
Yes. We offer multi-property discounts and have regional coverage across Los Angeles, Orange, Ventura, Riverside, San Bernardino, and San Diego Counties.
With over 5,000 certified appraisals completed across Southern California, Pacific Home Appraisers brings unmatched regional experience, market knowledge, and a deep understanding of estate and trust appraisal requirements. Our reports are trusted by attorneys, CPAs, courts, and fiduciaries alike.
Specialized knowledge in coastal, urban, and rural California markets
Reports accepted by IRS, probate courts, CPAs, and attorneys
Certified, USPAP-compliant valuations for any intended use
Delivery in five to seven business days, with 48-hour rush service
Professional, discreet, and detail-oriented service across all counties
If you're managing an estate and require a certified Date of Death Appraisal anywhere in Southern California, contact Pacific Home Appraisers today.
Call 818-880-1466 Visit www.pacifichomeappraisers.com to schedule your appraisal or learn more.
We’re here to support you with expert guidance, trusted valuation, and seamless estate documentation across all of Southern California.