Eagle Home Appraisal Cincinnati
Estate home appraisals in Cincinnati
When a parent’s house in Cincinnati comes to you, the first question is usually what it was worth on the day they passed. We write that value, and we explain it so you can use it.
Call and tell us the address and who is handling the estate. We will talk through the date, the report and the fee before anything starts.
Serving Cincinnati and Hamilton County
What the value is for.
An inherited Cincinnati home usually needs a value for one of three jobs: the estate inventory, a fair division or sale among the heirs, or each heir’s record of tax basis. Each job points to a date, and knowing the date before you order saves a second trip.
Ohio no longer taxes the estate itself
Families often worry about an estate tax that Ohio no longer collects. Ohio repealed its estate tax for passings on or after January 1, 2013, and the state has no inheritance tax. The federal estate tax only reaches estates above a very high threshold, which the IRS puts at $15,000,000 for 2026.
For most Cincinnati families, then, the appraisal is about the inventory, a fair split among the heirs and the heirs’ tax basis, not a tax bill.
Which date should the value describe?
For the inventory and for basis, the date is normally the date of death. A buyout between siblings, or a sale a year later, may need today’s value instead. Ask the estate’s attorney or your tax adviser which date fits each use, and tell us before the scope is set.
If the house was cleaned out, repaired or updated after the passing, the report still has to describe it as it stood on the date. Photographs, receipts and old listing pages help mark that line.
When the estate is open in Hamilton County
The Hamilton County Probate Court supervises estates here. The executor or administrator has three months from appointment to file the inventory, and its values speak as of the date of death (R.C. 2115.02).
For real estate, Ohio allows either an appraiser the court approves or the county auditor’s value (R.C. 2115.06). Which route the estate takes is the attorney’s call; our probate page goes through what the Hamilton County rules say.
If the owner recorded a transfer-on-death designation (R.C. 5302.22), the house may pass without going through probate at all. A dated appraisal can still help with the heir’s tax basis, so ask your adviser.
A citywide number is not your house
Our service-area page carries a dated snapshot: a median sold price of $280,000 across 641 sold listings in Cincinnati in September 2026, from RPR. That figure mixes a month of sales across the whole city. It cannot place one house at a date that may be months or years back, and it knows nothing about this roof, this furnace or this kitchen.
Use it as background for a conversation, never as the estate’s number. The appraiser chooses the sales that bear on this property and this date, and explains why.
What helps us start
- The property address and the Hamilton County Auditor’s parcel number if you have it.
- The date the value should describe, and who will use the report.
- Any deadline from the court or your attorney.
- Who can open the house, and what has changed since the date.
You do not need to have all of it. Call with what you know.
A few questions that come up.
Do I need an appraisal if the house is going through probate?
Ohio does not make a formal appraisal automatic. The fiduciary may use an appraiser the court approves or the county auditor’s value. Ask the estate’s attorney which route the Hamilton County Probate Court expects.
How do I get a quote?
Call (513) 998-7177 or use the contact page with the address, the date the value should describe and any deadline. We will confirm the scope, fee and timing before work begins.
Eagle Home Appraisal Cincinnati