Independent. Unbiased. Experienced.
Date of Death Appraisals
Serving Western Washington Property Owners Since 1992
service areas
- Pierce County, WA
- King County, WA
- Kitsap County, WA
- Thurston County, WA
- Pierce County, WA
- King County, WA
- Kitsap County, WA
- Thurston County, WA
service areas
- Pierce County, WA
- King County, WA
- Kitsap County, WA
- Thurston County, WA
Determining Fair Market Value as of the Date of Passing
When a loved one passes away, legal and financial matters often require careful documentation. A date of death appraisal determines the fair market value of real property as of the exact date of the decedent’s passing.
Most families seek this appraisal after receiving guidance from a CPA or estate attorney. Atled Enterprises works directly with individuals and families throughout Pierce, Kitsap, Thurston, and King Counties, providing independent, well-supported valuations prepared in compliance with USPAP standards.
With more than three decades of full-time residential appraisal experience in Western Washington, Kelly Kelsoe provides clear, defensible documentation to support estate settlements and tax reporting.
What Is a Date of Death Appraisal?
the appraisal establishes what the property was worth on a specific date in the past — the date of death.
Because real estate markets change over time, the property’s current value may differ significantly from its historical value. A properly prepared appraisal reconstructs market conditions as they existed on that date and documents the analysis in a clear, credible report.
This independent, unbiased valuation becomes part of the permanent estate record.
Why Families Need a Date of Death Appraisal
In most cases, families obtain a date of death appraisal to establish the property’s fair market value for tax basis purposes. An independent appraisal:
- Establishes the stepped-up basis of inherited property
- Provides defensible documentation for IRS reporting
- Helps reduce the risk of future tax disputes
- Creates clarity when multiple heirs are involved
- Supports estate administration and probate proceedings
Years later, this valuation may still be relied upon for tax filings or legal matters. Accuracy and objectivity at the outset are essential.
What Is a Stepped-Up Basis in Real Estate?
When real estate is inherited, the property’s tax basis is generally “stepped up” to its fair market value as of the date of death.
Tax basis is the value used to calculate capital gains tax if the property is later sold.
If a parent purchased a home decades ago for $200,000 and it was worth $700,000 at the date of death, the heirs typically inherit the property with a new basis of $700,000 — not the original purchase price.
If the property is later sold for $710,000, capital gains tax would generally apply only to the $10,000 increase above the stepped-up value.
Because of this, accurately determining the value as of the date of death is extremely important. A professionally supported, unbiased appraisal provides the documentation needed to substantiate that basis.
Does Washington State Have an Inheritance Tax?
Washington State does not have an inheritance tax. However, Washington does impose a state estate tax on estates exceeding certain exemption thresholds.
Capital gains tax is a separate consideration and may apply if inherited property is sold for more than its stepped-up value.
Because tax laws and estate circumstances vary, CPAs and estate attorneys often recommend obtaining a credible, well-documented appraisal from an experienced, independent appraiser.
Serving Pierce, Kitsap, Thurston & King Counties
Atled Enterprises provides date of death appraisals throughout:
- Tacoma, Puyallup, Gig Harbor, and the surrounding Pierce County communities
- Bremerton, Silverdale, Port Orchard, and Kitsap County
- Olympia, Lacey, Tumwater, and greater Thurston County
- Select areas within King County
While much of our private appraisal work is concentrated in Pierce and Kitsap Counties, we are actively expanding services in Thurston County and continue to serve clients throughout the broader region.
Meeting Estate and Filing Deadlines
Estate matters often involve strict timelines. With over 30 years of full-time appraisal experience, we understand the importance of delivering reports promptly and meeting agreed-upon deadlines.
If you have a probate or tax filing deadline, please mention it when scheduling so we can plan accordingly.
Professional Standards & Experience
Kelly Kelsoe has been a full-time residential real estate appraiser since 1992 and is a Washington State Certified Residential Appraiser.
Date-of-death appraisals require careful historical market research and documentation tied to a specific effective date. These assignments are completed in compliance with USPAP, with thorough analysis of market conditions as they existed at the time of valuation.
- Historical comparable verification
- Market condition analysis for the effective date
- Clear documentation suitable for tax and estate reporting
Accurate historical valuation provides a reliable basis for documentation when it matters most.
Frequently Asked Questions
Most date-of-death appraisals are ordered directly by family members or heirs after guidance from a CPA or estate attorney. In some cases, the attorney or accountant may coordinate the process, but many families contact the appraiser directly.
Turnaround time depends on property type, location, and complexity. If you have a probate or tax filing deadline, please let us know when scheduling so we can plan accordingly.
A date-of-death appraisal is a retrospective valuation and can be completed even if the date of death occurred years ago. Additional historical market research may be required, and turnaround time can vary depending on complexity.
Yes. When prepared in compliance with USPAP standards, a date-of-death appraisal provides defensible documentation suitable for IRS reporting and tax-basis support. The report reflects market conditions as of the effective date and includes well-supported analysis.
Yes. In addition to Pierce and Kitsap Counties, we provide date-of-death appraisal services in Thurston County, including Olympia, Lacey, and Tumwater, as well as select areas of King County.
In many cases, yes. A date-of-death appraisal is commonly required to establish the fair market value of real property for estate administration, tax reporting, or probate proceedings. Families are often advised by their CPA or estate attorney to obtain a professional valuation to properly document the property’s value as of the date of death.
To begin the assignment, we typically need:
- The property address
- The date of death
- Access to the property (if required)
- Any relevant property information or prior reports
If you are unsure what is needed, we are happy to explain the process during your consultation.
A date of death appraisal specifically determines value as of the decedent’s date of death. An estate appraisal may refer more broadly to valuations needed for estate settlement, which can include multiple properties or additional valuation dates. We can help determine which type of appraisal is appropriate for your situation.