Estate Appraisals 101: What You Need to Know When Inheriting a Home in Montgomery County, TX



When someone passes away and leaves behind a home, emotions run high—and paperwork tends to pile up just as fast. Whether you're keeping the house, selling it, or dealing with multiple heirs (who may or may not be getting along), one thing's almost always required: an estate appraisal.

So let’s break it down in plain English: what is an estate appraisal, when do you need one, and why is it so important here in Montgomery County?

📅 What Is a Date-of-Death Appraisal?

An estate appraisal—often called a “date-of-death appraisal”—is a professional valuation of a property as of the day the owner passed away.

This is the value used for:

  • Probate court

  • IRS reporting (if needed)

  • Inheritance planning

  • Trusts and estate settlements

And no, it’s not the same as the market value today. Even if you're getting the appraisal six months later, the value needs to reflect what the home was worth on the exact date your loved one passed.

🧾 Why You Can’t Just Use Tax Records or Zillow

Tax assessments are almost always outdated and don’t reflect true market value. And Zillow? Let’s just say their Zestimate didn’t inspect the home or factor in that leaky roof from 2021.

If there’s a court involved, or any potential for an audit, a professional appraisal is the safest route. I’ve worked with attorneys, CPAs, and families right here in Conroe, Montgomery, The Woodlands—you name it. A good estate appraisal brings clarity during a stressful time.

⚖️ When Is an Estate Appraisal Required?

You may need a date-of-death appraisal if:

  • The estate is going through probate

  • The home is being transferred to heirs or sold

  • You need to establish a stepped-up tax basis

  • There’s a trustee managing assets

  • There’s a dispute among heirs and you want an objective, third-party value

Bottom line: if there’s real estate involved, you’ll probably need one sooner rather than later.

🧠 Tips for Handling Estate Appraisals Smoothly

Here’s what I tell every client:

  • Get the appraisal before listing the home or splitting assets

  • Provide any known upgrades or issues with the home (especially if it hasn’t been updated in years)

  • If multiple parties are involved, choose one point of contact to streamline communication

  • Ask your attorney if they need a retrospective appraisal (as of the date of death) or current value—sometimes both are needed

📍 Local Expertise Matters

Every neighborhood in Montgomery County has its quirks. Some areas are appreciating fast. Others? Not so much. That’s why local knowledge matters.

At Lake Conroe Appraisals, I provide clear, defensible valuations tailored for estate and trust purposes—fast, discreet, and accurate.

📲 Need an estate appraisal?
Call or text me at 936-701-1174 or visit www.lakeconroeappraisals.com. I’ll walk you through it, no pressure.

Location: Conroe, TX, USA

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