Probate home appraisals in Cincinnati

Under Rule 61.1 the appraisal can come from a licensed real estate appraiser, a licensed broker, a licensed auctioneer or someone whose experience qualifies them, and it must be in writing and signed. Relatives and beneficiaries of the decedent cannot do it, nor anyone tied by blood, marriage or employment to the estate’s attorney or the fiduciary. The fiduciary certifies the appraiser on the court’s Form 3.0. The court says it keeps no list of real estate appraisers, so the choice is yours and your attorney’s.

• The hearing. The court sets its hearing on the inventory within a month of filing, and an interested person may file exceptions until five days before it (R.C. 2115.16). Under Local Rule 61.2 the fiduciary also sends the Inventory and Appraisal to the next of kin and beneficiaries unless the court waives it.
• A surviving spouse and the family home. The statutes call it the mansion house. A spouse may live there rent-free for a year (R.C. 2106.15), may take the decedent’s interest in it at appraised value as part of a share (R.C. 2106.10), or, if it was not specifically left to someone, may buy it at the appraisers’ price (R.C. 2106.16). The court’s checklist places that purchase election between filing the inventory and one month after its approval.
• A court-supervised sale. Under Local Rule 65.1 the court names one disinterested appraiser. A private sale may not go under that value, and improved property sold at auction may not go under two-thirds of it (R.C. 2127.33).

The date. The inventory looks back to the date of death. A sale or a buyout among the heirs months later is a separate question with its own date.

The house as it stood then. Clearing out, repairs and updates after a passing change what anyone sees today. Dated photographs, receipts and old listing pages help show the condition on the date.

Who relies on it. The fiduciary, the court, beneficiaries and a tax adviser may all lean on the report, so name them when you call.

A long-owned home can change a lot between the date of passing and the day anyone finally calls.

R.C. 2115.09 still has the inventory say whether an Ohio estate tax return will be required, a line that outlived the tax. Ohio treats its estate tax as repealed for passings from January 1, 2013, and has no inheritance tax. The federal estate tax only applies above $15,000,000 for 2026, the IRS cutoff.

Heirs more often need the date-of-passing value for federal basis, since the IRS generally starts an heir’s basis at what the property was worth then. Your attorney or tax adviser should confirm any filing and the date. An appraisal is an opinion of value, not a legal or tax ruling.

• The address and the parcel number from the Hamilton County Auditor’s property search.
• The date of passing and the appointment date that starts the three-month clock.
• Whether the attorney expects an appraisal or the Auditor’s value, and any hearing already set.
• Evidence of the condition then, and of any work since.
• Who the report is for.
• Who can open the house, including whether a surviving spouse still lives there.

1. Tell us the property, the date, who will use the report and when the inventory is due. We settle the written scope and fee before any work.
2. The house is inspected as it is now, and your records show how it stood on the date.
3. Sales and conditions near that date are studied, and the report sets out the reasoning.
4. Go over the purpose, date and assumptions with the estate’s attorney and tell us about any factual correction.

We quote each assignment in writing before work. Ohio leaves the appraiser’s pay to the fiduciary with the probate judge’s approval, and it may be charged to the estate as a cost of the proceeding (R.C. 2115.06). With the inventory due three months after appointment, raise timing early; rush appraisals explains earlier delivery, and estate appraisals covers a house that passes outside probate.

Call (513) 998-7177, or use the contact page. This page describes Ohio and Hamilton County rules in general terms and does not replace the estate attorney’s advice.