Understanding the Importance of Date of Death Appraisals – Manhattan Beach
Settling the estate of a loved one is a process that requires emotional strength and legal accuracy. One of the most essential steps in this journey is obtaining a Date of Death (DOD) appraisal, which establishes the fair market value of real estate as of the date the decedent passed away. In a premier coastal community like Manhattan Beach, where real estate values are among the highest in Southern California, an accurate and certified appraisal is critical for probate, estate tax reporting, and fair division of assets among beneficiaries.
At Pacific Home Appraisers, we offer professional, court-approved Date of Death appraisals throughout Manhattan Beach, trusted by estate attorneys, CPAs, fiduciaries, and families seeking precise and reliable valuation services.
A Date of Death appraisal, also known as a retrospective appraisal, determines a property's market value as of the specific date the owner passed away. It relies on comparable sales data and market conditions from that point in time, rather than current property values.
In Manhattan Beach—where properties range from luxury Strand-front homes to charming Tree Section cottages—market knowledge and a strong understanding of neighborhood dynamics are vital to producing a credible report.
1. IRS and Estate Tax Compliance If an estate surpasses the federal exemption limit, the IRS requires a certified appraisal to support the property’s valuation on Form 706. A DOD appraisal ensures accurate and legally acceptable documentation.
2. Step-Up in Basis for Heirs The appraised value at the time of death becomes the new tax basis for heirs. This helps reduce capital gains taxes when the property is later sold and must be supported by a certified appraisal.
3. Fair Distribution of High-Value Real Estate In estates with multiple heirs, a neutral appraisal helps determine a fair market value—especially when one party wishes to retain the property and others require compensation.
4. Probate and Trust Reporting Requirements Los Angeles County courts and trust administrators require USPAP-compliant appraisals to document real estate value. A certified DOD appraisal satisfies this legal standard.
You may need a DOD appraisal if:
You are the executor, trustee, or administrator of an estate with property in Manhattan Beach
You are filing IRS Form 706 for estate tax purposes
The home will be retained, sold, or divided among heirs
A CPA or estate attorney requires a market-based valuation
You need to establish a stepped-up tax basis for inherited real estate
Even if the property is not being sold, the appraisal is required to fulfill estate and tax obligations.
1. Property Evaluation We analyze the property’s location, square footage, layout, upgrades, lot characteristics, and special features such as ocean views or proximity to the beach. When access is limited, we rely on historical records, MLS data, and previous listings.
2. Historical Market Research We identify and analyze comparable sales from the date of passing in neighborhoods such as The Strand, Sand Section, Tree Section, and Hill Section. Each comp is carefully adjusted to reflect differences in location and features.
3. Sales Comparison Approach The most relevant sales are compared and adjusted based on property features and location to determine an accurate value as of the date of death.
4. Certified USPAP-Compliant Report Your appraisal is prepared according to the Uniform Standards of Professional Appraisal Practice and accepted by probate courts, the IRS, financial advisors, and legal professionals.
In addition to Date of Death appraisals, Pacific Home Appraisers offers:
Divorce Appraisals – Unbiased valuations for fair property division during legal separation
Expert Witness Services – Court-ready appraisals and testimony for disputed property cases
Appraisals for Any Intended Use – Including pre-listing, refinancing, gifting, estate planning, and property tax appeal
We customize every report to the property's type, market niche, and legal context.
Manhattan Beach real estate is fast-moving, design-focused, and location-sensitive. Valuing homes in this market requires more than general appraisal knowledge—it requires understanding luxury design, view premiums, walkability, and lot positioning.
With over 5,000 completed appraisal assignments, Pacific Home Appraisers offers:
Five to seven business day turnaround
Rush delivery available within forty-eight hours of inspection
Appraisals accepted by courts, IRS, CPAs, and legal professionals
Dedicated service and clear communication from start to finish
Can a DOD appraisal be completed long after the date of death Yes. These are retrospective appraisals and can be conducted months or even years later using verified historical sales data.
Do I need an appraisal if the property is not being sold Yes. A certified appraisal is still required to establish the stepped-up basis and to meet estate tax and probate requirements.
Can I use the property tax assessor’s value instead No. Assessed values do not reflect market value and are not acceptable to the IRS or probate courts. A certified appraisal is required.
If you are managing an estate, trust, or probate in Manhattan Beach, rely on Pacific Home Appraisers for timely, certified, and legally compliant valuation services.
Call 818-880-1466 Email kiani105@yahoo.com Visit www.pacifichomeappraisers.com