When a loved one dies, the family home is often the single largest asset in the estate. A probate appraisal sets the home’s value as of the date of death and helps determine how much each heir ultimately receives. In regions like Bucks County, Montgomery County, and Philadelphia County, where real estate values have climbed faster than many other parts of Pennsylvania, a fair and accurate valuation is essential for protecting family wealth and avoiding disputes.
Recent appraisal reform efforts are reshaping how probate valuations are performed, with a growing focus on fairness, transparency, and reducing appraisal bias. For executors, heirs, and attorneys, understanding these changes is now part of good estate planning and administration.
Why Probate Appraisal Reform Matters
Studies continue to show that appraisal bias is a real and measurable problem. Federal research has found that appraisers make “time adjustments” (price corrections for changing markets) on only a small share of reports overall, and they do so less often in majority-Black neighborhoods than in majority-White areas. When an appraisal initially comes in below the contract price, value is raised above the contract far more often in white neighborhoods than in Black neighborhoods. Those patterns reduce equity for families of color and widen the wealth gap over time.
Separate analyses estimate that under-appraisals have cost Black homeowners well over $100 billion in lost equity nationwide, including tens of billions in missed appreciation in cities like Philadelphia. At the same time, nearly half of U.S. homeowners are now considered “equity-rich,” meaning they owe no more than half of what their home is worth. That equity is a major source of intergenerational wealth. When a property enters probate, a biased or careless valuation can permanently shift that wealth away from certain heirs.
In this context, probate appraisal reform is about more than paperwork. It is about making sure estates in Bucks County, Montgomery County, Philadelphia County, and across Pennsylvania are valued with the same care and objectivity, regardless of neighborhood or demographics.
Expert Appraiser Insight
Ask your appraiser to walk you through how they chose comparable sales and whether they considered time adjustments for a changing market. Clear explanations are one of the best early checks against hidden bias.
New Standards and Training for Appraisers
Reform is happening on multiple levels. Nationally, the 2024 Uniform Standards of Professional Appraisal Practice (USPAP) strengthened its ethics rule and made non-discrimination in valuation more explicit. Appraisers are now under clearer obligations to avoid prejudice and to base their opinions on market evidence, not assumptions about people or neighborhoods.
Pennsylvania has gone further. Beginning in 2026, applicants for certified residential and general appraiser licenses must complete an 8-hour course on valuation bias and fair housing laws. Existing appraisers will also need a 7-hour course on valuation bias and fair housing as part of their continuing education cycle. The state is also supporting newer training models, such as the Practical Applications of Real Estate Appraisal (PAREA) program, which can help diversify the profession and modernize on-the-job learning.
Locally, Philadelphia’s Home Appraisal Bias Task Force has recommended steps to increase diversity in the profession, improve transparency in valuation reports, and make it easier for homeowners and practitioners to challenge low or questionable appraisals. These developments all influence how a probate appraisal should be performed in Pennsylvania.
Expert Appraiser Insight
When hiring for a probate assignment, ask whether the appraiser has recent training in fair housing and valuation bias and whether they regularly work in your specific county. This is a simple but powerful filter.
How Better Probate Appraisals Work in Practice
A strong probate appraisal is not just a dollar figure; it is a clear, well-reasoned report. At a minimum, it should:
- Identify the date of death as the effective valuation date.
- Define the scope of work, including the property type and intended use (probate, tax, fair estate distribution).
- List comparable sales with explanations for each adjustment.
- Tie adjustments to objective factors like size, condition, features, and location, not vague references to “good” or “bad” neighborhoods.
- Address time adjustments in markets where prices have moved quickly.
Local market knowledge is crucial. Recent data shows that the median sold price in Bucks County sits roughly $200,000 higher than the statewide Pennsylvania median, with homes selling in close to a month and inventory remaining tight. By contrast, Philadelphia County has a lower median sale price and longer average days on market. Montgomery County often falls in between, with its own micro-markets and price points. Using statewide averages or generic online estimates in this environment can easily misprice an estate’s largest asset.
Expert Appraiser Insight
Review the grid of comparable sales and check whether they are truly similar in location, style, and condition. If the comps don’t “feel” like your property, ask your appraiser why those were chosen.
Impact on Family Wealth and Equity
Real estate plays an outsized role in American balance sheets. Between 2019 and 2022, median household net worth rose sharply, and median home equity climbed by nearly $50,000. Households with home equity had a median equity value near $200,000, and many homeowners gained significant wealth simply by staying in their homes during a period of rising prices.
That equity is what passes through probate. A well-supported probate appraisal helps ensure equitable valuations and fair estate distribution:
- If a property is undervalued, heirs may receive less than the decedent intended, or one heir may be shortchanged when other assets are used to “balance” the distribution.
- If a property is overvalued, the estate might face higher taxes and fees, or heirs might feel forced to sell quickly to cover expenses.
In high-value pockets of Bucks County, Montgomery County, and certain Philadelphia neighborhoods, small percentage errors can translate into very large dollar differences for heirs. Getting the valuation right is central to protecting family wealth.
Expert Appraiser Insight
Before the appraisal, gather deeds, tax cards, renovation receipts, permits, and recent photos. Good documentation helps the appraiser capture upgrades accurately and can support a higher, more defensible value when warranted.
Executor Best Practices in the New Landscape
In this era of appraisal reform 2025 and beyond, executors have more tools, and more responsibility, than ever. A few practical executor best practices:
- Choose a probate specialist.
Hire a Pennsylvania appraiser who regularly handles probate assignments in Bucks County, Montgomery County, or Philadelphia County, not just mortgage work. - Clarify expectations upfront.
Confirm the date of death, property access, and any unique features (additions, accessory units, mixed-use elements) that could affect value. - Consider a review for complex estates.
For high-value or multi-property estates, consider a second opinion or appraisal review, especially if heirs or advisors have concerns about bias or methodology. - Be transparent with heirs.
Share key appraisal findings and explain the process. Transparency often prevents disagreements from turning into formal disputes.
Handled well, modern probate appraisals support fair estate distribution, reduce conflict, and give families confidence that they’re honoring a loved one’s legacy.
Expert Appraiser Insight
Engage your appraiser early in the probate process and treat them as part of your advisory team. A quick conversation at the start can prevent misunderstandings later and keep the estate on a smoother path to settlement.
Protect Your Family’s Wealth with a Fair Probate Appraisal
A clear, unbiased probate appraisal helps executors in Bucks County, Montgomery County, Philadelphia County, and across Pennsylvania divide real estate fairly and avoid costly disputes.
Contact us today to schedule a probate appraisal and get a defensible valuation you can rely on for fair estate distribution.