Successor Trustee Guide: Why You Need a Trust Appraisal in 2026
January 20, 2022
Trust Asset Valuation
In 2026, the One Big Beautiful Bill Act (OBBBA) has made the $15 million federal exemption permanent, but it has also made Date of Death Valuations the most critical step for avoiding capital gains taxes. As a successor trustee, you are legally required to appraise trust assets to establish a new tax basis. This is one of the key aspects of trust administration.
The Four Reasons we need to appraise trust assets.
1) It sets the opening value for the trustee to account for. Learn more about estate planning.
This generally consists of accounting for the income to the trust, expenses to the trust, gains and losses on a sale, and assets on hand to distribute to beneficiaries at the end, as part of closing out the trust.
2) It helps establish a fair value for selling the asset.
Usually, this involves a third-party appraiser to set that value, so it gives you an idea of a listing price for those assets.
3) It Establishes a Stepped-Up Basis (IRC 1014).
In 2026, most trust assets receive a “step-up” in basis to their fair market value as of the date of death. This means if you sell a property that was bought for $200k but appraised at $1M upon death, the beneficiaries pay $0 in capital gains tax. Without a formal appraisal report, the IRS may default to the original purchase price. If you’re not familiar with the concept of tax basis, you can google it, and it’s a capital gains concept. A capital gain occurs when you sell an asset for more than what you originally paid for it. Under normal circumstances, you’d have to pay to the IRS and potentially to your state the tax on the difference between the price you paid for it and any improvements you made to it and the price you sold. That’s called a gain on a capital asset or a capital gain. But there is an exception to that tax if the IRS allows you to step up the tax basis to the date of death value.
So, when you inherit a capital asset like real property, stocks, or other assets that have an appreciation built into them, you can claim the date of death value as your new tax basis. For example, if your mom and dad bought a house 30 years ago for $100,000 and then the date of death value is $200000, you get to establish your tax base at $200,000. You will need to show proof to the IRS and the taxing authorities that this is your new basis. And the way that you do that is to establish it with a date of death appraisal. The appraisal is the first step in the property cycle; once you have the valuation, you can proceed with the legal requirements of how to transfer real estate from a trust after a parent’s death in California.
4) It establishes a value for distribution.
Let’s say you don’t sell the asset and want to distribute it outright to the beneficiaries—for instance, a pickup truck. You’re going to give the pickup truck entirely to that beneficiary, and the truck is worth something. An appraisal helps establish that value for distribution. Maybe the pickup truck is worth $10,000? Well, that can be part of that sibling share. And then, you can adjust and give other assets to the other beneficiaries.
How do you appraise a trust asset?
Naturally, there are some trust assets you don’t need to send to a third-party appraiser—for example, cash, a checking account, or a savings account. While bank accounts are easy to value, retirement accounts are more complex; you should also verify if you should put an IRA or 401k in your trust to ensure the tax-deferred status is protected during the valuation process. As a trustee, you can obtain bank statements from the date of death, look at the bank balance, and appraise the cash.
For real property, stocks, or assets with fluctuating values, you’ll want to get a licensed appraiser involved to protect you from possible claims made by the beneficiaries. Most people go out and get a local real estate appraiser, but generally, they are limited to real estate, and they’re also more expensive than the alternative. The alternative is called a probate referee.
Probate Referee
A probate referee is a licensed appraiser appointed by a county in California and established as an officer of the court. They’re independent, and the probate referee is a true neutral officer of the court. So, that’s an advantage. The other advantage is that the probate referee has experience appraising various assets, including real estate, personal property furnishings, stocks, bonds, mutual funds, farm equipment, and more.
If you need to find a probate referee in California, visit probatereferees.net and search by county or last name. They also have an informative guide to using probate referees and forms to download.
If you’re a trustee, and you find yourself with an unruly collection of assets to distribute (or a lawsuit on your hands), you’ll want to make sure that they are all properly appraised. A good appraisal will allow you to do just that, as well as avoid a legal headache down the road. Thanks for learning about the appraisal process. If you enjoyed learning about it or have tips to add from your experience, please leave us some feedback.
Choosing the Right Appraiser and What to Expect
Once you understand the importance of an appraisal, the next step is selecting the right professional. While a probate referee is often an excellent choice for a wide range of assets, you may need specialists for unique items.
1. Types of Appraisers: For real estate, a licensed real estate appraiser is standard. For personal property like art, antiques, or collectibles, you’ll need an appraiser with expertise in those specific areas. For business interests, a business valuation expert is required. A good estate planning attorney can help you identify and coordinate with the right professionals for each type of asset.
2. The Appraisal Process: The appraiser will inspect the asset and research comparable sales and market data to determine its fair market value as of the date of death. This is not the current market value, but rather what the asset was worth at the time the owner passed away. For real estate, this involves a physical inspection and analysis of recent sales in the area. For financial assets like stocks, the value is determined by the trading price on the date of death.
3. The Appraisal Report: You will receive a formal appraisal report that provides a detailed description of the asset and the appraiser’s valuation. This document is crucial for tax filings, accounting to beneficiaries, and justifying any sales prices. Keep this report with the trust’s permanent records.
By taking a methodical approach to appraising assets, you fulfill your fiduciary duties as a trustee and ensure a smooth and transparent administration process.
Who Should You Hire?
• Real Estate: A licensed California appraiser or a Probate Referee. Learn more about trust administration.
• Businesses: A certified Business Valuation Expert. Learn more about how long trust administration takes in California.
• Personal Property: Use a specialist for items worth over $5,000 to comply with IRS reporting. Learn more about successor trustee responsibilities.
If you’re a trustee, and you find yourself with an unruly collection of assets to distribute (or a lawsuit on your hands), you’ll want to make sure that they are all properly appraised. A good appraisal will allow you to do just that, as well as avoid a legal headache down the road. Appraising trust assets is not just a suggestion—it is a fiduciary duty. A missing or low-quality appraisal can lead to IRS audits or beneficiary lawsuits. If you are managing a trust with real estate or business interests, contact our trust administration team to coordinate your appraisals and protect your liability.
