Estate Property Report

1. Property identification

Notes: All identifiers above are fictional and shown to illustrate the report's structure.

2. Valuation, date of death and current

Date-of-death opinion, May 12, 2026

$1,850,000

Comparable sales used, all closed within a reasonable period of the date of death:

Basis for opinion: Three closed sales bracketing the subject on size and condition as of the date of death; adjustments applied for lot, updates, and condition. (Illustrative.)

Current market opinion, July 20, 2026

$1,905,000

Basis for opinion: The same market, with four to six weeks of appreciation and one additional close since the date of death. (Illustrative.)

The difference, $55,000

The current opinion sits modestly above the date-of-death figure, reflecting continued demand on the plateau over the interval. (Illustrative.)

Where date of death precedes this report by a meaningful period, the difference between the two figures may represent gain measured against the stepped-up basis established at death. Whether and how that gain is taxable depends on facts outside the scope of this report. Raise it with the estate's CPA before closing rather than after.

Both figures above are broker price opinions, not certified appraisals, and neither is a substitute for one. A retrospective date-of-death opinion is not a retrospective appraisal. Where IRS Form 706, a Washington estate tax return, or court accounting requires a formal appraisal, I will coordinate with a certified appraiser at the estate's direction.

3. Washington estate tax exposure, preliminary

The Washington exclusion is not portable between spouses, and the return and payment are due nine months after date of death. The federal filing threshold is more than $12 million higher, so a Washington estate can owe state tax while never filing federally.

Observation: At an illustrative date-of-death value of $1,850,000, this property alone falls below the exclusion; combined with the estate's other assets it may not. (Illustrative.)

Preliminary and informational only, based on this property alone. It does not account for other estate assets, deductions, or elections. The estate's CPA or attorney determines actual liability.

4. Sewer or septic, and what it does to your timeline

System: On-site septic system

If septic, obligations and sequence

King County. Board of Health Code Title 13 (13.60.030) requires the seller of residential property served by an on-site sewage system to obtain a monitoring and performance inspection from a licensed On-Site System Maintainer prior to transfer of title. The maintainer files the report with Public Health – Seattle & King County, which reviews in roughly 10 business days. Before closing, the seller must record a Notice of On-site Sewage System Operation and Maintenance Requirements (OSSM) at the King County Recorder's Office, NWMLS form 22U. If already recorded on title, that requirement is satisfied.

Snohomish County. Effective November 1, 2026, sellers must complete prior to closing: a full septic inspection within the past 12 months, tanks pumped if recommended, and an as-built record drawing on file with the Health Department. If no as-built exists, a certified septic contractor must create a site plan. Inspections may be completed up to one year before closing; systems installed within 12 months are exempt. Review takes up to 10 days and reports are valid 12 months.

Statewide. A state law makes property-transfer septic inspections mandatory in all Washington counties effective February 1, 2027.

This obligation is independent of the Form 17 exemption. A personal representative exempt from the seller disclosure statement under RCW 64.06.010(6) is still subject to county inspection, filing, and recording requirements.

Timeline impact: With an as-built on file, the time-of-sale inspection and OSSM recording can run in parallel with preparation; budget the county review window before any target closing. (Illustrative.)

If no as-built is on file, a contractor must produce a drawing before the report can be filed, and the review window runs after that. Discovering this near a scheduled closing is the most common avoidable delay on estate properties outside the sewer service area.

5. Publicly recorded items observed

Observations: One deed of trust and a routine plat easement observed; no judgments or other liens of record. (Illustrative.)

This is a review of publicly available recorded documents only. It is not a title report, title commitment, or title insurance, and it does not replace one. Order a title commitment early, recorded items are frequently the long pole on estate transactions, and they are easier to clear before a property is listed than after it is under contract.

6. HOA or condominium

Applicable: Yes

Notes: Modest dues and a standard resale certificate; order the certificate early so it does not gate a closing. (Illustrative.)

Unpaid dues on an estate-owned unit accrue and are typically collected at closing. Where the account is delinquent, an association may have lien rights, confirm status early rather than at signing.

7. Condition and preservation

Priority items: Confirm vacant-property coverage, complete cleanout, and schedule the septic inspection. (Illustrative.)

Vacant-property insurance is the most commonly missed item on an estate property. A standard homeowner's policy may not respond once a dwelling has been unoccupied beyond the policy's vacancy period. Confirm coverage status before anything else on this list.

8. Preparation scope and estimated range

Recommended, and why: Cleanout, grounds, and cosmetic work return the most at this price point; the septic inspection is required regardless. (Illustrative.)

Not recommended, and why: No kitchen or bath remodel, the return does not justify the added time against the estate tax deadline. (Illustrative.)

Pre-listing capital

Up to $25,000 per property is available through Eastside Business Pro, Inc. at no interest and no markup, repaid from proceeds at closing, subject to scope and equity approval. Construction, trade, and permitted work is performed by registered, bonded contractors under contract with the estate. Routine cleanout, grounds, and maintenance are performed by insured vendors.

Amounts are a not-to-exceed ceiling, not a commitment to spend. Only actual cost is reimbursed. Unspent amounts are never charged.

Ranges above are estimates from observation, not fixed quotes. Scope frequently changes once work begins, which is why authorization should be sought as a not-to-exceed amount rather than a line-item budget.

9. Authority path and disclosure obligations

Fiduciary type: Personal representative with nonintervention powers

What applies here: The personal representative holds nonintervention powers, so no court authorization to sell is required and the Form 17 exemption applies. Septic obligations apply regardless. (Illustrative.)

If court authorization is required: RCW 11.130.435 requires notice to persons entitled to notice and specific court authorization before a conservator sells or encumbers an interest in the primary dwelling or any other real estate. Scope and figures from Section 8 are formatted for attachment to a petition on request. No funds are advanced before authorization is in place.

Timelines vary by county and calendar. Scope and figures are prepared to fit the fiduciary's authorization schedule rather than a promised turnaround.

Disclosure note: RCW 64.06.050 protects a seller from liability for errors or omissions where the seller had no actual knowledge, which is why "Don't know" is a legitimate answer on a disclosure form when it is genuinely true. A fiduciary who never occupied the property is often in exactly that position.

Not legal advice. The estate's attorney determines what authority exists and what is required.

10. Sequenced path to closing

Critical path: Authority → septic (as-built, inspection, filing) → preparation → list. (Illustrative.)

Start now, regardless of when you list: Vacant-property insurance, the title commitment, and locating the septic as-built. (Illustrative.)

Sequence and dependencies only. No closing date is promised or implied.

Fiduciary checklist

Confirm before listing:

• Authority to sell confirmed, letters testamentary, nonintervention order, trust certification, or court authorization
• If a conservatorship, petition filed with scope and figures attached
• Vacant-property insurance in force
• Property secured and re-keyed; keys and access documented
• Utilities on and in the estate's name
• Title commitment ordered
• Recorded liens, judgments, and easements identified
• Septic: as-built located or drawing ordered; inspection scheduled
• HOA resale certificate ordered; dues status confirmed
• Personal property removed or inventoried
• Date-of-death valuation documented for the estate file
• Washington estate tax filing requirement assessed with the CPA
• Form 17 applicability determined for this fiduciary type
• Preparation scope authorized, in writing, as a not-to-exceed amount

Compensation and disclosures

I am paid by the estate as its listing broker. If an investor buys a property I have listed, I earn the listing commission, and that is disclosed. I take no referral fee, no spread, and no co-op payment from any buyer, cash or otherwise.

This report is provided at no cost and creates no obligation to list.

Real estate brokerage services provided through Real Broker LLC. A Broker Price Opinion (BPO) is an opinion of market value prepared by a licensed real estate broker and is not a certified real property appraisal.