Provo Estate & Probate

Provo estate appraiser — Utah County estate and date-of-death valuations

Independent, non-AMC estate appraisals across Provo, Orem, and the Utah County valley. Retrospective methodology, USPAP-compliant, 5-7 business days.

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Dan Miner · Certified Residential Appraiser · Utah Lic. 10948175‑CR00

Provo estate appraisals bring a specific problem: the market has moved fast enough since 2020 that most family homes purchased in the 1990s or early 2000s are worth two to three times their basis. Without a documented date-of-death appraisal, the heirs' eventual sale exposes them to a taxable capital gain the parent never intended.

IRC § 1014 step-up basis is the fix, but only if the estate has a defensible date-of-death fair market value in writing.

Miner Appraisals handles Provo and Utah County estate work directly. USPAP retrospective methodology, delivery in 5-7 business days from inspection, engagement letter before the conflict check clears.

Provo market context

Provo's estate market spans a wide value range. West Provo's older tract housing, built through the 1970s and 1980s, holds many second-generation family homes now transitioning to heirs. East Provo's foothill neighborhoods run higher, especially the properties with views toward Y Mountain or Squaw Peak. The BYU-adjacent rental corridors have their own valuation dynamics that don't match the family-home market. And Utah Valley's rapid growth through the 2010s and 2020s means the comp data for a 2018 effective date requires careful market-conditions adjustment forward from purchases that were substantially cheaper than today's baseline.

What Provo estate & probate appraisals specifically involve

For a Provo estate, the retrospective effective date usually lands somewhere in the 5-15 year historical window. That's inside the range where MLS data remains reliably searchable but where market conditions between the effective date and today have shifted enough that paired-sales adjustment is necessary. A well-executed Provo estate appraisal identifies comps that transacted within 6-12 months of the effective date, in the same neighborhood, at similar condition — then adjusts for what has changed since. Anything less rigorous exposes the estate to IRS scrutiny.

Provo coverage — neighborhoods and submarkets

Provo coverage regularly includes: East Provo foothills, Sherwood Hills, Grandview, West Provo, Rock Canyon, Edgemont, Timp Hollow, downtown Provo, Riverbottoms, Wolverine Crossing. Each has its own comp set and its own market character; the report reflects the specific submarket the subject property lives in.

Fee and turnaround

Fee range: $550-800 for a standard single-family home. Standard SFH; foothill properties or older retrospective (10+ year) higher.

Turnaround: 5-7 business days from inspection to signed report. Rush available at additional surcharge for court-deadline or IRS-filing pressure. Fee due at inspection; engagement letter delivered before the conflict check clears.

Frequently asked

Standard $550-800 for a single-family home. Foothill properties (east Provo, Rock Canyon area) with view premium adjustments run toward the top of the range. Older retrospective effective dates — 2015 or earlier — add $100-200 for archival comp research. Fee due at inspection, report in 5-7 business days.

Yes. When an estate includes multiple properties — say, a primary residence in Provo plus a rental in Orem plus an inherited lot in Springville — each property gets its own USPAP appraisal, but the reports coordinate on effective date and methodology so the estate schedule presents cleanly. Multi-property estates typically save fee via bundled scheduling; two properties inspected in one visit runs closer to $900 total rather than $1,000-1,600 as two separate engagements.

Residential structures on agricultural parcels — the farmhouse itself, plus any outbuildings — fall within the residential 1-4 unit scope this practice handles. The agricultural land itself and the equipment on it require a separate personal-property appraiser and, for the land, sometimes an agricultural real property specialist. Referrals available for the pieces outside residential scope.

The appraisal report is delivered directly to the client (executor or estate attorney), who then provides it to the CPA. The report is structured to satisfy the qualified-appraiser standard under Treas. Reg. § 1.170A-17 that IRS applies to Form 706 real estate valuations. If the CPA has specific questions about methodology or comparable selection during return preparation, the appraiser is available for follow-up consultation.