San Mateo County
No appraisal was ordered
When nobody ordered an appraisal near the death and the estate now needs a retrospective residential value.
On the San Mateo County peninsula and coastside, historical valuation work has to respect both the effective date and location-specific evidence — Burlingame, San Mateo, Foster City, Hillsborough, or Half Moon Bay are not interchangeable backdrops. No appraisal was ordered is one of the timing and documentation situations that regularly shows up in estate work here.
When no appraisal was ordered near death, San Mateo County families often rediscover the gap during later tax or trust administration.
For this San Mateo County situation, confirm the effective date and intended use now, then gather whatever contemporary evidence of the property still exists.
Starting late does not make the date optional. James’s practice includes building retrospective residential values when nobody ordered an appraisal near the death.
James provides independent residential appraisal for appropriate retrospective and current assignments. He does not provide legal, tax, title, or estate-administration advice; effective dates and intended use should be confirmed with the attorney, CPA, and other Core 4 professionals.