Cheviot Hills, one of West Los Angeles’s most sought-after neighborhoods, is known for its tree-lined streets, classic architecture, and close-knit residential charm. With a mix of Spanish-style homes, traditional estates, and new custom builds, properties in Cheviot Hills hold significant market value. When a property owner passes away, this real estate often becomes a central part of the estate’s value, requiring a certified Date of Death Appraisal for legal, tax, and financial purposes.
Whether you’re an attorney, trustee, CPA, or family member involved in settling an estate in Cheviot Hills, understanding the role of a Date of Death Appraisal is essential to ensuring accuracy, transparency, and compliance.
A Date of Death Appraisal is a certified real estate valuation that determines the fair market value of a property as of the date the owner passed away. It is a retrospective appraisal, using historical market data and comparable sales from the time of death—not the current real estate market.
This type of appraisal is typically required for:
Probate court filings
IRS estate tax reporting (Form 706)
Trust accounting and fiduciary documentation
Establishing a stepped-up basis for capital gains
Fair distribution of assets among heirs
Properties in Cheviot Hills—especially those near the Hillcrest Country Club or bordering Rancho Park—can exceed several million dollars in value. For estates that surpass the federal exemption threshold, the IRS requires a certified, USPAP-compliant appraisal to accurately report the property's value. This helps reduce audit risk and ensures full legal compliance.
When heirs inherit real estate, the stepped-up basis adjusts the property’s tax basis to reflect the fair market value at the time of the decedent’s death. A certified Date of Death Appraisal supports this valuation, helping heirs reduce future capital gains taxes.
If a property is to be sold, retained, or transferred as part of an estate, a certified appraisal ensures that all beneficiaries have a clear and fair understanding of its value. This can prevent conflicts and support informed decisions during the estate settlement.
Probate courts and fiduciaries require that real estate assets be valued according to professional standards. A Date of Death Appraisal meets all legal and ethical obligations for attorneys, trustees, and estate representatives.
Cheviot Hills is known for its:
Large single-family homes with architectural character
Proximity to Century City, Beverly Hills, and Culver City
Quiet streets with mature trees and minimal traffic
Desirable school districts and access to parks
Golf course-adjacent properties with premium view lots
Real estate values in the neighborhood are affected by lot size, home condition, remodeling, view corridors, proximity to country clubs, and historical significance. These nuances require a local appraiser who understands the Cheviot Hills submarket.
A certified appraisal from Pacific Home Appraisers includes:
A full interior and exterior inspection (when access is granted)
Market analysis using comparable sales near the date of death
Adjustments for square footage, upgrades, lot size, condition, and location
Assessor data, zoning records, photos, and parcel maps
A final certified opinion of value provided in a USPAP-compliant PDF report
These appraisals are accepted by the IRS, probate courts, attorneys, CPAs, and fiduciaries throughout California.
Estate attorneys preparing probate filings
CPAs and tax advisors completing Form 706
Trustees and fiduciaries overseeing estate or trust administration
Heirs or beneficiaries seeking accurate valuations for distribution
Real estate professionals assisting with inherited property sales
Court-appointed representatives in contested or complex estates
We start by confirming the date of death, property access, report deadline, and intended use of the appraisal. If needed, we also offer 48-hour rush delivery.
A certified appraiser visits the property to document the condition, improvements, layout, and site features. If access is limited, we provide desktop or exterior-only appraisals using MLS data and public records.
We research and analyze sales of similar homes in Cheviot Hills from the relevant period, making adjustments to reflect differences in condition, lot size, and amenities.
Our standard turnaround is five to seven business days, with the report delivered as a secure PDF suitable for court or IRS submission.
Yes. These are retrospective appraisals, and we routinely provide them even years after the date of passing, using historical market data.
Absolutely. Our appraisals are USPAP-compliant and certified, making them legally valid for estate tax reporting, probate, and fiduciary purposes.
Each property requires its own appraisal. We offer bundle pricing and coordinated scheduling for estates with multiple holdings.
With over 5,000 certified appraisals completed throughout Southern California, Pacific Home Appraisers is a trusted name in estate, probate, and trust-related valuation services. We have deep experience in Cheviot Hills and the surrounding Westside markets, ensuring your appraisal is accurate, defensible, and delivered on time.
Local market knowledge of Cheviot Hills and adjacent neighborhoods
Reports accepted by IRS, probate courts, and estate professionals
Certified, USPAP-compliant valuations for any estate use
Prompt delivery: five to seven business days, with 48-hour rush service available
Personalized, professional, and discreet service
If you're handling an estate and need a certified Date of Death Appraisal in Cheviot Hills, contact Pacific Home Appraisers today.
Call 818-880-1466 Visit www.pacifichomeappraisers.com to learn more or schedule your appraisal.
We are here to help you move forward with professionalism, clarity, and confidence.