When a property owner dies, someone has to establish what the home was worth — not today, but on the date of death. That’s a date-of-death appraisal, and it’s one of the most consequential documents in the estate settlement process.
At VolkHaus Appraisals, we work directly with estate attorneys, executors, and heirs across Denver Metro and Boulder County. Here’s what you actually need to know.
Why the Date of Death Matters
The IRS and Colorado courts don’t care what the property is worth when you’re ready to sell it. They care what it was worth on the date the owner died. That’s the value used for IRS Form 706 (federal estate tax), stepped-up cost basis calculations, and equitable distribution among heirs.
A date-of-death appraisal is a retrospective valuation — the appraiser works backward, using market data from the period surrounding the death date, not current sales.
What the Appraisal Process Looks Like
A qualified appraiser will inspect the property, research comparable sales from the relevant time period, and produce a written appraisal report that meets USPAP standards. For estate purposes, the report needs to be defensible — it may be reviewed by the IRS, a probate court, or opposing counsel.
This is not the job for an automated valuation or a real estate agent’s opinion of value. It requires a Certified Residential Appraiser with experience in retrospective valuation.
Common Complications
Date-of-death appraisals come with unique challenges:
- Limited comparable sales — if the death occurred during a slow market period, finding good comps from that window can be difficult
- Property condition at time of death — the home may have been in deferred maintenance or partially renovated; the appraiser needs to value it as it was, not as it is today
- Unique properties — custom homes, large lots, or non-conforming properties require additional analysis and support
What Attorneys Should Know
If you’re an estate attorney in the Denver Metro area, a few things worth knowing about how we work:
We provide reports that meet IRS and USPAP standards. We understand the difference between a current market value appraisal and a retrospective date-of-death appraisal. We work on your timeline and communicate directly — no AMC in the middle.
Turnaround is typically 5–7 business days from inspection. Rush service is available.
Ready to Get Started?
Contact Charles E. Volk, SRA directly at (720) 432-0474 or charles@volkhaus.com. We serve Denver Metro and Boulder County, including Adams, Arapahoe, Broomfield, Denver, Douglas, Jefferson, and Boulder Counties.