Estate & probate attorneys
Residential value opinions developed around the estate’s effective date, intended use, intended users, and reporting requirements.
Estate & retrospective valuation
Estate and retrospective appraisals for Metro Atlanta and North Georgia.
GA Appraiser provides current and prior-date residential valuations for date-of-death, probate, estate administration, trust, and tax-related matters. Each assignment is led by John S. Baldwin, SRA, AI-RRS, a Georgia Certified Residential Appraiser with residential valuation experience dating to 2007.
Historical value requires historical market context.
Principal-ledEffective-date focusedClearly documented
The valuation question
A past effective date changes the analysis.
A retrospective appraisal develops an opinion of value as of a specified date in the past—not today. The analysis must reflect the property, comparable evidence, financing environment, and market conditions that existed on that effective date.
The engagement begins by identifying the intended use and users of the appraisal, the interest being valued, and the exact effective date. For estate matters, that may be the date of death or another date established with the client’s attorney or tax advisor.
The goal is a supported residential value opinion that fits the estate’s actual legal, tax, or fiduciary need.
Who the firm serves
Clear appraisal support for everyone carrying the estate forward.
Scope and communication are tailored to the identified client and intended users while the valuation remains independent.
Executors & personal representatives
A clear process for documenting residential real property while administering an estate or working with legal and tax advisors.
CPAs & tax professionals
Market-supported current or historical valuations coordinated with the facts and documentation needed for the client’s file.
Trustees & fiduciaries
Independent residential appraisal support for trust administration, asset documentation, and other fiduciary decisions.
How the assignment proceeds
Defined scope. Historical research. Explained conclusion.
Establish the assignment
Confirm the property interest, effective date, intended use, intended users, deadline, and appropriate report scope before work begins.
Reconstruct the market
Research the market as it existed on the effective date and analyze relevant property, listing, sale, and market evidence from that period.
Explain the conclusion
Deliver a readable report that identifies the data considered, explains the valuation reasoning, and supports the intended use of the appraisal.
Preparing the assignment
Historical records help establish the property as it existed.
A current inspection may document the property today, but a retrospective appraisal may also require evidence of its features and condition on the prior effective date. The most useful records vary by property and assignment.
Do not send confidential tax identifiers or financial account information through the website inquiry form.
Helpful information may include
- Property address and owner information
- Date of death or other required effective date
- Attorney, CPA, executor, or fiduciary contact information
- Prior photographs, listings, appraisals, or inspection records
- Renovation history, permits, plans, or contractor records
- Survey, deed, legal description, or estate documents when relevant
Service area
Estate appraisal coverage across Metro Atlanta and North Georgia.
Assignment coverage is confirmed after reviewing the property type, location, effective date, and intended use.
View the full coverage map- Cherokee
- Forsyth
- North Fulton / Milton
- Cobb
- Pickens
- Bartow
- Paulding
- Douglas
- Dawson
- Gilmer
- Gordon
- Lumpkin
- Fannin
- Union
Common questions
Estate and retrospective appraisal FAQs.
What is a date-of-death appraisal?
A date-of-death appraisal is a retrospective appraisal that develops an opinion of the property’s value as of the owner’s date of death. The effective date is historical even though the appraisal is completed later.
Can a property be appraised as of a date several years ago?
Yes. A retrospective appraisal analyzes the market and property information relevant to a specified prior date. The available historical records and complexity of the property help determine the appropriate scope.
Is a current property inspection still useful?
Often, yes. A current inspection can help document the property and identify features that may have existed on the retrospective date. Historical photographs, listings, permits, and renovation records may also be needed to support the property’s prior condition.
Who should order the appraisal?
The appropriate client depends on the intended use. The executor, personal representative, trustee, attorney, CPA, or property owner may engage the appraiser after the intended users and assignment purpose are clarified.
What does an estate appraisal cost, and how long does it take?
The fee and delivery schedule are quoted after reviewing the property, effective date, intended use, available historical records, and reporting requirements. Complex properties or older effective dates may require additional research.
Discuss an estate appraisal
Start with the property and effective date.
Provide the basic assignment details below. The firm will respond directly to discuss scope, timing, availability, and the historical records that may be useful.
EmailJohn@GAAppraiser.com
Phone(770) 315-2572
Before sending
Please do not include confidential documents, Social Security numbers, tax identification numbers, or financial account details. Assignment acceptance is confirmed separately in writing.