San Francisco
The date of death fell in a rapidly changing market
When the valuation date occurred during a period of sharp appreciation, decline, or changing buyer demand.
In a fast-moving market, sales closing only a few months apart may reflect meaningfully different conditions.
San Francisco estates frequently involve long-held homes, condominiums, two-to-four-unit buildings, tenant-occupied property, altered living areas, and properties with highly specific neighborhood appeal.
The appraisal should focus on the market surrounding the effective date and explain how timing affected the relevance of available sales.