A probate appraisal is easier to manage when the personal representative, attorney, accountant, and appraiser agree on the effective date, property interest, report purpose, and filing schedule before work begins.
Nevada's probate statutes address inventories, appraisements, records of value, and the use of qualified and disinterested appraisers. The attorney determines which procedure applies to the estate. The appraiser develops the requested real property value.
Probate work is not a lending appraisal. We do not use the standard 1004 lending form. Eagle prepares a competent, credible, and reliable report for the legal, estate, or tax purpose identified by the client and counsel.
Clark County probate appraisal, defined: A residential real property valuation prepared for an estate being administered through the Nevada probate process, usually for a specified historical date and identified court or estate use.
The statutory inventory timeline
NRS 144.010 generally requires a personal representative to prepare and file a true inventory and appraisement or record of value within 120 days after letters are issued, unless the court extends the time for good cause. The statute also describes possible waiver by unanimous written consent of interested persons and the court's authority to require asset and value information.
That 120-day period is an estate-administration deadline, not an appraisal turnaround promise. Counsel should calculate the operative deadline and determine whether an extension, waiver, redacted inventory, or different procedure applies.
The practical lesson is to identify real property early. Delayed access, missing historical records, title questions, or changes to the home can make a retrospective assignment more involved.
When Nevada law contemplates an appraiser
NRS 144.020 states that a personal representative may engage a qualified and disinterested appraiser to ascertain the fair market value, as of the property owner's passing, of an asset whose value is subject to reasonable doubt. The statute also addresses circumstances in which a verified record of value may be used instead of an appraisement.
The appraiser does not decide whether reasonable doubt exists or whether the estate may use a record of value. The personal representative and probate attorney make that procedural decision.
A working timeline for the appraisal portion
This sequence is not a court calendar. It is a practical order for coordinating the valuation within the legal schedule.
The appraisal work follows four familiar phases: consultation, research, market analysis, and delivery. The timeline below places those phases inside the probate schedule.
As soon as counsel identifies the property
Gather the deed or vesting information, date of passing, property address, access contact, and known inventory deadline. Ask counsel whether the assignment is for the probate inventory, a proposed sale, distribution, tax support, or more than one use.
Before property contents or condition change
Preserve photographs and records. Document repairs, damage, remodeling, cleanup, occupancy, and any work completed after the passing. If personal property is being removed, photograph the real property's rooms and fixed improvements first.
At engagement
Confirm in writing:
- Client and intended users.
- Intended use.
- Effective date.
- Property interest.
- Report and certification requirements.
- Delivery recipient.
- Access arrangements.
- Known filing or hearing date.
- Whether testimony or a contested value is anticipated.
During appraisal development
Respond promptly to document questions. Most estate work is seen. The scope may call for a full interior inspection, an exterior-only inspection, or in some cases a records-and-photos analysis when reliable current photos exist, such as a recent listing. Older listings, permits, photographs, or interviews may still be needed while the appraiser researches sales and market conditions relevant to the historical date.
After report delivery
Counsel and the personal representative review the report for the estate's use. Appraisal-method questions can be directed to the appraiser. Filing format, redaction, notices, and legal sufficiency should be directed to counsel.
What the court-facing file may need
The Clark County Eighth Judicial District Court provides probate forms and a synopsis of Nevada probate law, including an Inventory, Appraisal and Record of Value form. NRS Chapter 144 addresses the contents and certification of appraisements.
The exact filing package depends on the estate and counsel's instructions. Possible components may include:
- The estate's inventory or record of value.
- The appraiser's report or value information.
- The property description and ownership interest.
- Encumbrance information handled in the estate filing.
- Required certifications or declarations.
- Redacted and unredacted information as permitted or required.
- Proof of service or mailing handled by the legal team.
The appraisal report and the court's inventory form are not automatically the same document. Confirm whether counsel wants the full report, a value for the form, a separate certification, or another deliverable.
Current value versus date-of-passing value
Probate matters can involve more than one valuation question. An inventory may require a date-of-passing value, while a later sale or distribution decision may call for a current value.
Do not substitute one for the other. If both dates are needed, they should be identified as separate assignment requirements. The market and property may have changed between them.
Read Date-of-passing appraisals for Las Vegas property.
Selling a property during probate
The personal representative and attorney should determine the authority, notices, approvals, and sale procedure. An appraisal can inform a listing, negotiation, confirmation question, or distribution discussion, but it does not authorize the transaction.
Tell the appraiser if the property is already listed, under contract, occupied, damaged, or being repaired. Provide the listing history and contract if available. Those facts may be relevant to the defined valuation question.
For service information, visit Probate appraisals and the estate and trust appraisal hub.
Contested values and expert involvement
If heirs, beneficiaries, creditors, or other parties dispute value, notify counsel and the appraiser before ordering or expanding the assignment. A report prepared for an uncontested inventory may not have the same scope as litigation support.
Consultation, appraisal review, deposition, and testimony require separate engagement terms. Chip Holmes has been recognized by courts as an expert witness; the case list is on the About Us page. The court decides whether a witness may offer expert opinions in the specific matter.
Learn more about expert witness testimony.
Frequently asked questions
Does every Clark County estate need a real property appraisal?
Not necessarily. Nevada law provides different procedures, including appraisement, record of value, and possible waiver in specified circumstances. The probate attorney should determine what the estate requires.
Is the appraisal due 120 days after the owner's passing?
NRS 144.010 generally measures the inventory deadline from issuance of letters, not directly from the date of passing. Counsel should calculate the deadline and any applicable exception or extension.
Must the appraiser be appointed by the court?
Nevada law permits a personal representative to engage a qualified and disinterested appraiser in the circumstances described by NRS 144.020. Ask counsel whether a court order or specific filing step is needed in the case.
What if the property cannot be inspected immediately?
Discuss access and the deadline with the appraiser. The appraiser must determine whether sufficient information can be obtained for a credible assignment and whether an inspection is necessary under the proposed scope.
Can the county assessor's value be entered instead?
Do not assume so. An assessor's value serves property-tax administration. Counsel should determine what evidence is acceptable for the probate inventory, and the appraiser should address the requested market-value assignment.
What happens if heirs disagree with the appraisal?
They should raise the issue through counsel. The appraiser can explain the report's data and methodology. A second appraisal, review, mediation, deposition, or hearing may require a separate assignment.
Can the same report support tax reporting?
Only if the intended use, intended users, effective date, property interest, and report requirements are appropriate. Ask the tax professional and appraiser before repurposing a probate report.
Reviewed appraisal information
This professional appraisal content is reviewed by George "Chip" Holmes, State Licensed Residential Appraiser, Nevada license #A.0006387-RES. He has been licensed since December 2005 and appears in the ASC registry under 718720. Kristen N. Aste is a Nevada Certified Residential Appraiser, Nevada license #A.0007406-CR. Eagle Home Appraisal focuses on Non-Lending residential work and prepares competent, credible, and reliable appraisal reports in compliance with USPAP.
Request a probate appraisal
Call (702) 920-4500 or send the assignment information. Include the property address, date of passing, issuance-of-letters date if available, intended use, counsel's instructions, access contact, and deadline.
Published probate pricing is typically $500 to $800, with complex assignments starting at $1,500. Eagle Home Appraisal confirms the actual fee after reviewing the property, required dates, records, access, report scope, and deadline.
If the property is held in trust, tell the trust appraiser how the trust and probate instructions affect the requested value.