How probate appraisals work in Connecticut.
When a loved one passes away and their estate includes real estate, one of the first questions families face is: what is the home worth? The answer matters for two very different reasons. The court needs a date-of-death valuation for the estate inventory. And if the home will be sold, the market determines a different number. Here is how both work, and what families need to know.
Two appraisals, two very different purposes.
One of the most common sources of confusion for families is that they hear the word "appraisal" used two ways in the probate process. Let me clear that up right away, because understanding the difference can save you stress later on.
The probate appraisal
Required by the Connecticut Probate Court for the estate inventory. This valuation is set as of the date of death. It establishes the home's value for legal and tax purposes — including calculating any estate tax liability and determining each heir's share.
The market appraisal
Determines what the home could sell for in today's market. A real estate agent or appraiser evaluates comparable sales, current demand, and the property's condition to arrive at a recommended listing price. This number can be higher or lower than the probate value.
Both numbers matter, but for different reasons. Understanding this distinction helps you make informed decisions — and keeps you from worrying unnecessarily when the two numbers don't match.
How the probate appraisal process works.
In Connecticut, the executor or personal representative is required by law to file an Inventory of Estate Assets (Form PC-440) with the Probate Court within two months of being appointed. This inventory must list every asset owned by the deceased person as of the date of death — including real estate — along with its fair market value at that time.
For real estate, the court typically requires a professional appraisal from a licensed appraiser to establish this value. Here is how it usually works:
A licensed appraiser inspects the property
The appraiser visits the home, measures the living space, assesses the condition, and reviews comparable properties that sold around the date of death. They also look at the home's location, lot size, and any unique features or drawbacks.
The valuation is set to the date of death
This is a key detail. The probate appraisal does not ask "what is this home worth today?" It asks "what was this home worth on the date the owner passed away?" If the market has risen or fallen since then, the probate value will differ from today's market value.
The inventory is filed with the court
The executor files Form PC-440 along with the appraisal documentation. The court reviews the inventory to ensure assets are properly accounted for. This filing also triggers the creditor claims period, giving creditors a set window to make claims against the estate.
The value becomes the basis for estate accounting
The probate appraisal is used to calculate taxes, determine the value of each heir's inheritance, and establish a baseline for the executor's final accounting. If the home later sells for a different price, that difference is noted in the accounting but does not change the original inventory.
The market appraisal: what the home can sell for today.
Once the probate side is underway, families often begin thinking about selling the home. This is where a second type of valuation comes in — one that looks forward rather than backward.
A market appraisal (sometimes called a comparative market analysis or CMA) evaluates what the property could sell for in the current market. In today's New Haven County market, that means looking at recent comparable sales, the property's condition, demand in the neighborhood, and how the home compares to other listings.
As of mid-2026, the New Haven County average home value is approximately $395,000, with year-over-year growth of about 3.9%. Homes are going under contract in an average of just 8 days in the county — and in New Haven itself, properties sell in about 23 days, down from 33 days the previous year. This means well-priced homes attract strong interest quickly.
~$395K
New Haven County average home value
8 days
Median days to pending
+3.9%
Year-over-year price growth
A note on the difference: If the probate appraisal valued the home at $320,000 as of the date of death, but the market today suggests a listing price of $360,000, the estate benefits from that appreciation. The probate value simply establishes a baseline for the estate ledger — the market value determines what actually comes in at closing.
Why both valuations matter for your family.
You might wonder: if the home sells for market price anyway, does the probate appraisal really matter? The answer is yes, for several important reasons:
Tax implications
The probate appraisal value is used to determine whether the estate exceeds Connecticut's estate tax exemption threshold. With the current exemption at $15 million (effective January 2026), most Connecticut families will not owe state estate tax. But the appraisal still forms the basis for any required tax filings.
Stepped-up basis for heirs
One of the most valuable tax advantages of inheriting a home: the property's tax basis is "stepped up" to its date-of-death value. This means if the probate appraisal shows the home was worth $350,000 when the owner passed, and the home later sells for $370,000, capital gains are calculated only on the $20,000 difference — not on the original purchase price.
Fairness among heirs
If one heir receives the home and others receive other assets of equivalent value, the probate appraisal establishes that the home's share is fair and documented. This helps prevent disputes among siblings and other family members.
Court approval of the sale
When the court reviews a proposed sale, it wants to confirm the price is reasonable. The probate appraisal (alongside a current market analysis) gives the court confidence that the sale price fairly reflects the home's value. This protects the executor and ensures the sale is in the estate's best interest.
A quick look at the overall process.
If you are just beginning to understand how probate works in Connecticut, this short video gives a clear overview of the full process — from court appointment through inventory, asset management, and distribution. It helps to see how the appraisal and valuation pieces fit into the bigger picture.
Watch: The Probate Process
This short video walks through the key steps of probate in Connecticut, including the inventory and appraisal phase. It is a helpful starting point if you are new to the process or want a quick refresher on how everything fits together.
Common questions families ask about probate valuations.
"Can I use a market appraisal from a real estate agent instead of a licensed appraiser?"
For the formal probate inventory (Form PC-440), the court typically requires a valuation from a licensed appraiser — not a real estate agent's market analysis. That said, your real estate agent's market analysis is essential for pricing the home for sale. My approach is to coordinate with the appraiser so both numbers are well documented and consistent with the property's actual condition.
"What if the home needs major repairs? Does the appraisal account for that?"
Yes. A good appraiser will note the property's condition, including any needed repairs, deferred maintenance, or functional obsolescence. The probate appraisal reflects the home's value in its condition as of the date of death. If the estate later invests in repairs before selling, the market value may increase accordingly.
"What happens if the home sells for less than the probate appraisal?"
This can happen, especially if the market has softened or if the property is in poor condition. The court understands that sale prices can vary from appraised values. The executor simply reports the actual sale price in the estate accounting. In today's New Haven market, however, most probate homes are selling at or above their appraised values due to strong demand.
"When should I start thinking about the market appraisal?"
As early as possible. Even before the probate appraisal is complete, I can provide a preliminary market analysis so the family has a sense of what the home might sell for. This helps with planning and avoids surprises. The formal market analysis that informs the listing price is typically done closer to when the home is ready to be listed.
Watch: Selling a Probate Home
Once the appraisal is done and the estate is ready, selling the home is the next big step. This short video explains what families should expect when putting a probate property on the market in Connecticut.
How I help families navigate the valuation process.
With my background as a systems engineer, I approach every probate transaction with structure and clarity. I help families understand what each valuation means, coordinate with licensed appraisers and estate attorneys, and provide a market analysis that reflects the home's true potential in today's Connecticut market.
Whether you are just beginning the probate process or you already have an appraisal in hand and want to understand your options, I am here to help with patience, honesty, and respect for what your family is going through. There is never any pressure, and I provide a no-obligation market analysis so you have the information you need to make confident decisions.
Want to know what your family home is worth?
If your family is navigating a probate estate and the home needs to be valued, I can provide a no-obligation market analysis. No pressure, just honest information that helps you make the right decision for your family.
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