Estate Appraisals in Buffalo, NY

Professional, USPAP-compliant property valuations for estate planning, settlement, and administration throughout Erie County.

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Buffalo · August 2026 sold listings

What did homes in the City of Buffalo sell for in August 2026?

These are the figures Realtors Property Resource (RPR) reports for sold listings inside the Buffalo city limits in August 2026. Single-family homes are combined with condominiums, townhouses and apartments, so the numbers describe the city as a whole. They do not describe any one neighborhood or any one house.

Median sold price, August 2026

$272,500

Down 0.9% from the prior month

Properties sold, August 2026

311

Down 8.8% from the prior month

Median days listed before sale, August 2026: 8
Sold price as a share of list price, August 2026: 107.98%
Median price per square foot, August 2026: $203

August 2026 · Area: Buffalo, New York · Single Family + Condo/Townhouse/Apt. · Source: RPR, Listings

The median sold price was down 0.9% from the month before, and the number of sales was down 8.8%. Those changes describe which properties sold in each month. They do not show that any one Buffalo home changed in value by the same percentage, because the mix of homes that sell differs from month to month. A sold price of 107.98% of list price means the typical sale closed above the asking price.

What an appraisal adds to these figures

Comparable sales chosen for your property's neighborhood, age, size and condition.
The value on the date your matter requires, which may be months or years in the past.
A written report that your attorney, accountant or the other party can read and check.

Discuss your property and valuation date

Source and limits of these figures

Source: Realtors Property Resource (RPR), Listings; August 2026; Single Family + Condo/Townhouse/Apt.; area: Buffalo, New York; accessed October 5, 2026.

The figures cover one month and RPR's reported change from the month before. September 2026 sold-listing figures had not been released when this was accessed. No neighborhood breakdown is shown.

City-wide figures are background. A property-specific appraisal relies on property records and comparable sales relevant to the required valuation date.

Download the August 2026 figures (CSV)

Frequently Asked Questions

What is an estate appraisal and when do I need one?

An estate appraisal determines the fair market value of real property for estate planning, settlement, or administration purposes. You need one when someone passes away and property must be distributed to heirs, for estate tax filings, trust administration, or when planning your own estate.

How much does an estate appraisal cost in Buffalo?

Estate appraisals in Buffalo typically range from $450 to $850 for standard residential properties. Complex properties, retrospective valuations, or properties requiring extensive research may cost more. We provide fixed quotes upfront.

Is an estate appraisal the same as a date-of-death appraisal?

Date-of-death appraisals are a type of estate appraisal. They establish property value as of the decedent's death date for IRS stepped-up basis and estate tax purposes. We perform both current-date and retrospective date-of-death valuations.

Do I need a certified appraiser for estate purposes in New York?

Yes. New York law and IRS regulations require estate appraisals to be performed by qualified, state-certified appraisers following USPAP standards. Our appraisers hold current New York certification and meet all IRS qualified appraiser requirements.

How long does an estate appraisal take?

Standard estate appraisals are completed within 3-7 business days from inspection. Retrospective appraisals may take slightly longer due to historical research requirements. Rush services are available for court and tax filing deadlines.

Understanding Estate Appraisals

Estate appraisals are a critical component of estate planning and settlement in Buffalo and throughout New York. When a property owner passes away or transfers real estate as part of their estate plan, an accurate, independent valuation becomes essential for legal, tax, and financial purposes. At Eagle Home Appraisal Buffalo, we specialize in providing comprehensive estate appraisals that meet the rigorous standards required by courts, attorneys, and the Internal Revenue Service.

An estate appraisal differs significantly from a typical home appraisal for mortgage purposes. Estate appraisals must establish fair market value as of a specific date—often the date of death for probate purposes or the date of transfer for gift tax calculations. This requires specialized knowledge of retrospective valuation techniques and a thorough understanding of the legal requirements governing estate transactions in New York.

When You Need an Estate Appraisal

Property owners and their families in Buffalo require estate appraisals in numerous situations. The most common scenario involves the death of a property owner, where the estate executor or administrator needs to determine the fair market value of real estate holdings for distribution to beneficiaries. This valuation establishes the "stepped-up basis" for inherited property, which has significant tax implications for heirs who later sell the property. Learn more about this in our IRS Step-Up Appraisals service.

Estate planning also frequently requires current property valuations. Individuals creating or updating their estate plans benefit from knowing the accurate value of their real estate holdings to make informed decisions about asset distribution. Additionally, when establishing trusts or making lifetime gifts of real property, appraisals document the transfer value for gift tax reporting purposes.

Family disputes over inheritance can necessitate independent appraisals to ensure equitable distribution. Our neutral, third-party valuations provide an objective basis for resolving disagreements and protecting all parties involved. When multiple properties must be divided among beneficiaries, accurate appraisals ensure each heir receives their fair share of the estate. For properties going through court, see our probate valuation services.

Our Estate Appraisal Process

The estate appraisal process at Eagle Home Appraisal Buffalo begins with a thorough consultation to understand your specific needs. We gather information about the property, the purpose of the appraisal, and any relevant effective dates that must be used for the valuation. This initial discussion ensures we deliver a report that meets your exact requirements.

Our state-certified appraisers then conduct a comprehensive property inspection. We document the property's physical characteristics, condition, improvements, and any factors that might affect value. For estate purposes, we pay particular attention to the property's condition as of the effective date, which may require historical analysis if the appraisal is retrospective.

Following the inspection, we perform extensive market research specific to Buffalo and surrounding areas of Erie County. This includes analyzing recent comparable sales, market trends, and economic factors that influence property values in your neighborhood. Our local expertise ensures accurate valuations that reflect the true market conditions in your area.

New York estate tax and an inherited Buffalo house

New York's tax at death is an estate tax: Tax Law § 952 imposes it on the transfer of a deceased resident's New York estate. The Department of Taxation and Finance says a resident's estate must file Form ET-706 when the federal gross estate plus any includible gifts is more than the basic exclusion amount, which is $7,350,000 for deaths in 2026. The return and any tax are due within nine months of death, and a copy of the federal Form 706 goes with it even if the estate has no federal filing requirement.

The cliff above 105%

New York's credit has three bands. When the New York taxable estate is at or below the exclusion amount, the credit removes the tax. Between the exclusion amount and 105% of it, the credit shrinks. Above 105%, no credit is allowed, and the whole taxable estate is taxed at the table rates. For an estate near that line, the value reported for the house can make a real difference.

The federal estate tax is separate

Federal tax law contains no inheritance tax. Its estate tax is charged to the estate itself, the executor pays it, and it applies only above the threshold for the year of death. When the person who died in 2026 was a U.S. citizen or resident, that threshold sits at $15,000,000, counting the gross estate along with adjusted taxable gifts and any specific gift tax exemption used; an executor electing portability files a federal return regardless. An Erie County estate can therefore have a New York return to file and no federal estate tax.

Your adviser picks the date and the return

New York starts from the federal gross estate (Tax Law § 954), which is valued as of the date of death (26 U.S.C. § 2031). The alternate date six months later can be used for New York only if it lowers both the gross estate and the tax. The Tax Department lists copies of appraisals among the documents an estate may need to provide, and the IRS instructions for Form 706 ask the estate to explain how real estate values were determined and to attach copies of any appraisals. The estate's attorney or tax adviser decides which return and which date apply; an appraisal gives an opinion of value, not a tax outcome.

What Sets Our Estate Appraisals Apart

Court-defensible USPAP-compliant reports

Expert witness testimony available

Comprehensive market analysis

IRS estate tax filing compliance

Retrospective date-of-death valuations

Attorney and executor coordination

Detailed property documentation

Local market expertise in Erie County

Timely delivery for court deadlines

Legal Requirements for Estate Appraisals in New York

New York law and IRS regulations impose specific requirements on estate appraisals. Properties included in an estate tax return must be appraised by a qualified appraiser who meets certain education, experience, and certification standards. Our appraisers exceed these requirements, holding state certification and maintaining active compliance with the Uniform Standards of Professional Appraisal Practice (USPAP).

The IRS closely scrutinizes estate valuations, particularly for high-value properties or estates approaching the federal estate tax threshold. An inadequate or unsupported appraisal can result in costly audits, penalties, and disputes with tax authorities. Our detailed reports include comprehensive documentation of methodology, comparable sales analysis, and market conditions to withstand IRS review.

Working with Estate Attorneys and Executors

Eagle Home Appraisal Buffalo regularly collaborates with estate attorneys, CPAs, financial planners, and executors throughout Buffalo. We understand the time pressures and legal complexities involved in estate administration. Our team coordinates efficiently with all parties involved, providing the documentation and support needed to move the estate process forward smoothly.

When disputes arise, our appraisers are prepared to provide expert testimony in Erie County courts. We can explain our methodology, defend our conclusions, and provide rebuttal analysis when opposing valuations are presented. This litigation support ensures our clients have the professional backing they need in contested estate matters.

Where a Buffalo estate goes, and what to gather

A Buffalo resident's estate is handled by the Erie County Surrogate's Court, because SCPA 205 places estate proceedings in the county where the person was domiciled at death. The court's rules want an estimate of the real and personal property on the petition and the estate's total, as a letter bracket, on the Inventory of Assets; neither request is an appraisal report in itself. Our probate valuations page walks through both steps.

Useful items for an inherited Erie County home:

The date of death and, once letters have issued, the date on the letters.
The deed, recorded with the Erie County Clerk, and whether the house is in the City of Buffalo or one of the towns.
The latest assessment notice. A New York city or town assesses at a uniform percentage of value, which need not be full value (RPTL § 305), so the assessment is a record to check rather than a date-of-death value.
Dated photos, listing sheets and repair invoices that show the home as it was at the date of death, and what has been cleared out, repaired or renovated since.
Whether a New York ET-706 or a federal Form 706 is expected, and instructions from the estate's attorney or accountant.

The typical estate appraisal fee is answered under Frequently Asked Questions above. If a filing date is close, ask for a written quote that confirms the effective date and the delivery date first.

Get Your Estate Appraisal Started

Contact us today for a consultation about your estate appraisal needs in Buffalo. We provide fixed quotes with no hidden fees.

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The New York sections on this page were written with AI assistance for Eagle Home Appraisal Buffalo.