Estate, Probate & Inheritance
Estate & Probate Residential Appraisals
Independent residential property valuations for estates, probate matters, trusts, inheritance, and other estate-related needs throughout King, Snohomish, and Pierce Counties.
- King, Pierce & Snohomish Counties, Washington
- Impartial — independent valuation
- Ordered by executors, heirs, attorneys or professionals
Effective date
Which value do you need?
Estate assignments differ mainly in the date the value is developed as of. If you are not sure which applies, say so with your request.
Current market value
As of a current effective date
An opinion of market value as of today or a recent date, developed from current comparable sales and present market conditions.
Date-of-death / Retrospective value
As of the date of death or another historical date
An opinion of market value as of the date of death or another date specified for the assignment, using the market data available at that time.
Multiple valuation dates
More than one effective date
Where appropriate, an assignment can address more than one effective date, so how the value changed between them can be analyzed.
If you are represented by an attorney or accountant, we can coordinate with your professional regarding the appropriate effective date and intended use of the appraisal.
Tell Us About the AssignmentWhen it applies
Why an estate appraisal may be needed
If your situation is not listed, describe it with your request and the appropriate approach can be determined.
Estate settlement and probate
Personal representatives and executors need an independent value opinion for property held by the estate.
Distribution among heirs
When property is being retained, transferred or divided among beneficiaries.
Date-of-death valuation
A retrospective opinion as of the date of death, for estate and tax accounting purposes.
Trust administration
Trustees and fiduciaries administering property held in trust who require an independent valuation.
Professional documentation
Attorneys, accountants and financial advisors need a written, supported value opinion for filings and accountings.
Current value for disposition
When property is being prepared for sale or transferred some time after death.
An independent opinion — not an advocate for any party
The appraiser’s role is to research the market and report a supported opinion of value. That opinion does not change based on who ordered the appraisal or what outcome would suit them. The analysis and the conclusion are the same regardless of the client.
What to expect
How an estate assignment proceeds
The scope and the effective date are settled before any analysis begins, so there are no surprises about what the report addresses.
Tell us about the property
The address, the purpose of the appraisal, and the effective date if you already know it. Submitting a request commits you to nothing.
Confirm the assignment
The intended use, the effective date, the property information, the fee and scheduling are confirmed before any analysis begins.
Property inspection and research
The property is inspected where appropriate, and market data and comparable sales for the neighborhood are analyzed as of the effective date.
Receive the appraisal
A professionally developed report, delivered electronically, stating the opinion of value, the scope of work and the reasoning behind the conclusion.
Who we work with
Estate professionals and clients
We work with individuals and professionals at every stage of estate administration.
Executors & Personal Representatives
Individuals responsible for administering an estate who need a supported value for residential real property held by the estate.
Heirs & Family Members
Family members who need an independent figure when property is being retained, transferred or sold.
Trustees & Fiduciaries
Professionals administering property held in trust who require an independent valuation.
Estate & Probate Attorneys
Counsel ordering an appraisal with a defined client, intended use and effective date for estate administration.
Accountants & Tax Professionals
Advisors who need documentation of real property value as of a specific date for accountings and tax reporting.
Other Estate Professionals
Financial advisors, estate planners and other professionals who support clients through estate matters.
For estate professionals
Residential Valuation Support for Estate Professionals
Northwest Express Appraisals provides independent residential valuation services for attorneys, accountants, trustees and other professionals when real property value is relevant to estate administration, probate, trust matters or inheritance. Assignment scope, effective date, intended use and other appraisal requirements can be coordinated directly with the professional.
Reports are written to be followed by a reader who was not involved in the analysis — the scope of work, the effective date and the comparable sales relied on are all stated, so the reasoning behind the conclusion can be reviewed rather than taken on trust.
The opinion of value is developed impartially and is not adjusted to suit the party who ordered it. For professionals, that is the point: a conclusion that was reached independently is one that carries weight in estate matters.
Requirements specific to an assignment — the effective date, an unusual property, or what a particular matter needs to address — can be discussed before an assignment is accepted.
Credentials and independence
Washington State-Certified Residential Appraiser
Appraisals developed under professional appraisal standards.
USPAP-compliant appraisal practice
Assignments developed in conformity with the Uniform Standards of Professional Appraisal Practice.
Residential appraisal experience since 2009
Residential assignments across the central Puget Sound.
Serving the Puget Sound region
King, Pierce & Snohomish Counties, Washington.
Independent residential valuation
No interest in whether the property sells, at what price, or how an estate matter is resolved.
Service area
Estate appraisals across King, Snohomish and Pierce Counties
Coverage stays limited to three counties because comparable selection in this market is a neighborhood judgment rather than a radius search.
King County
Seattle, Bellevue, Kirkland, Redmond, Renton, Kent and surrounding communities.
King County appraisalsPierce County
Tacoma, Puyallup, Lakewood, University Place, Gig Harbor, Sumner and surrounding communities.
Pierce County appraisalsSnohomish County
Everett, Lynnwood, Edmonds, Marysville, Mukilteo, Mill Creek and surrounding communities.
Snohomish County appraisalsBefore you request
Information that helps us get started
None of this needs to be perfect, and nothing here is required to make contact. Anything you already know shortens the back-and-forth.
Property address
The street address, city and ZIP of the property to be appraised.
Purpose of the appraisal
That it relates to an estate, probate, trust or inheritance matter is enough.
Current or date-of-death value
If you already know which is required. If not, say so and it can be discussed.
Effective date, if applicable
For a date-of-death or retrospective valuation, the date your attorney or accountant has identified.
Client and contact information
Who is engaging the appraiser, and how to reach you or your professional's office.
Any timing considerations
A probate deadline, tax filing date or other date that affects scheduling.
Common questions
Estate appraisal questions
General information only. Questions about your own matter should go to your attorney or accountant.
Related appraisal services
Divorce Appraisal
Independent valuation for property division, mediation and related legal matters.
View pageRetrospective Appraisal
Residential property valuation as of a prior effective date.
View pagePre-Listing Appraisal
An independent value opinion before listing, separate from a broker's pricing strategy.
View pageNeed an Appraisal for an Estate or Probate Matter?
Tell us about the property, the purpose of the appraisal, and the valuation date if known. We'll review the assignment and help determine the appropriate next step.
Washington State-Certified Residential Appraiser · Serving King, Pierce & Snohomish Counties