How Is a House Appraised in Probate in Sacramento County?

By Bart Hubbard, Realtor, DRE #01815497 | Published September 1, 2026 | Updated October 1, 2026

In a Sacramento County probate, the house is appraised by a probate referee, an independent appraiser appointed by the California State Controller. The court assigns one of five local referees based on the case number. The referee charges one-tenth of 1% of the total value appraised, with a $75 minimum and a $10,000 maximum per estate in most cases.

The referee’s value goes on the estate’s inventory and appraisal, which is due within four months after letters are first issued. That number then follows the estate. It can set the minimum sale price in a court-confirmed sale, it feeds the statutory fee base, and it often becomes the heirs’ starting point for tax basis.

The one thing most people get wrong is treating the appraisal as a formality. A referee who does not know about a failing roof or a damaged foundation may set a value the market will not pay, and that can stall a sale.

Key Facts

• The California State Controller appoints probate referees, with at least one per county, to provide reliable, prompt and low-cost appraisals.
• Sacramento County Superior Court lists five probate referees and assigns cases by the last digit of the case number.
• The probate referee fee is 0.1% of the total value appraised, at least $75 and at most $10,000 per estate, unless the court allows more (Prob. Code 8961 and 8963).
• The inventory and appraisal must be filed within four months after letters are first issued, and partial inventories are allowed (Prob. Code 8800).
• In a court-confirmed sale, an offer must be at least 90% of an appraisal made within one year before the confirmation hearing (Prob. Code 10309).
• An executor with full IAEA authority is not bound by the 90% minimum (Prob. Code 10503).
• Statutory executor and attorney fees are figured on the inventory value plus gains over appraisal on sales, without subtracting the mortgage (Prob. Code 10800 and 10810).

Who Appraises a House in a Sacramento County Probate?

A probate referee does. According to the State Controller’s probate referee page, the Controller appoints referees to provide “reliable, prompt, and low-cost appraisal” of estate assets, with at least one per county.

The personal representative is the executor or administrator appointed by the court. According to the California Courts formal probate guide, the representative usually contacts the referee to value non-cash assets such as real estate.

How Is the Probate Referee Assigned in Sacramento County?

The court assigns the referee by case number. The Sacramento Superior Court’s Probate Referee Case Assignment page lists five referees: Marlee C. Anderson, John T. Ashworth, Richard Johnston, Paul D. Miller and Richard E. Stover.

Each referee covers two final digits of the case number. The page is undated, so the estate’s attorney should confirm the current assignment. Probate cases are heard at the William R. Ridgeway Family Relations Courthouse, 3341 Power Inn Road, Sacramento.

What Date Is the House Valued As Of?

The house is valued as of the date of death. Probate Code 8802 requires the inventory and appraisal to state each item’s fair market value “at the time of the decedent’s death.” The referee is looking back, not forward.

That is why the referee’s number can differ from today’s market. If the market moved, or the house deteriorated while vacant, the sale price may land above or below the inventory value.

How Much Does the Probate Referee Charge?

The fee is one-tenth of 1% of the total value the referee appraises. Under Probate Code 8961 and 8963, the fee is at least $75 and at most $10,000 per estate, though the court can allow more in some cases.

For a house valued at $600,000, the fee is $600. The estate pays it, not the heirs personally.

When Is the Inventory and Appraisal Due?

Within four months after letters are first issued, under Probate Code 8800. Letters are the court document that gives the executor legal authority to act.

The law allows partial inventories. An executor who wants to sell the house early can ask the attorney about filing a partial inventory that covers the real estate first.

Can You Give the Referee Information About the House?

Yes, and it is often wise. The referee stays independent, but accurate information helps produce an accurate value. Useful items include:

• Photos of damage, such as roof leaks, cracked foundations or water stains.
• Written repair bids or inspection reports.
• Notes on permits, additions or known defects.
• Recent comparable sales near the date of death.

Send this through the estate’s attorney so the file stays organized.

Why Does the Appraised Value Matter When You Sell?

In a court-confirmed sale, it sets the price floor. Under Probate Code 10309, the court cannot confirm a private sale unless the offer is at least 90% of an appraisal made within one year before the hearing.

A long probate can make the appraisal stale, which may require an updated one. Executors with full authority under the Independent Administration of Estates Act (IAEA) skip this minimum under Probate Code 10503. See Full IAEA Authority vs. Court Confirmation.

Does the Appraisal Affect Fees and Taxes?

Yes, both. Under Probate Code 10800, statutory executor fees are based on the inventory value, plus gains over appraisal on sales, “without reference to encumbrances.”

Attorney fees use the same base. Details are in How Much Are Executor and Attorney Fees in a California Probate?.

On taxes, heirs often use the referee’s value as the stepped-up basis, the date-of-death value that replaces the original purchase price. See How Does Stepped-Up Basis Work on an Inherited Home?.

What If You Think the Referee’s Value Is Wrong?

Raise it early with the estate’s probate attorney. The simplest fix is usually giving the referee information about condition or comparable sales before the inventory is filed.

If a disagreement remains, the attorney can explain what options exist in your case. Waiting until an offer falls below 90% of the value is the harder path.

Do You Still Need a Market Valuation?

Usually, yes. The referee values the house as of the date of death. A local agent’s price range tells you what buyers will pay now, in the house’s current condition.

Comparing the two numbers early shows whether a court-confirmed sale is likely to clear the 90% floor.

What Does This Look Like With Real Numbers?

Illustrative example, not a real client.

An estate in Sacramento County holds a house and a car. The referee appraises the house at $580,000 and the car at $12,000.

1. Total value appraised: $580,000 + $12,000 = $592,000
2. Referee fee: 0.1% x $592,000 = $592 (above the $75 minimum and below the $10,000 cap)
3. The executor needs court confirmation. The 90% floor on the house: 90% x $580,000 = $522,000
4. An offer of $515,000 cannot be confirmed. An offer of $525,000 can go to the hearing.

Change one fact: the referee did not know about a failing roof and appraised the house at $640,000.

1. Total value appraised: $640,000 + $12,000 = $652,000
2. Referee fee: 0.1% x $652,000 = $652
3. New 90% floor: 90% x $640,000 = $576,000
4. If as-is buyers are offering about $560,000, no offer can be confirmed. The floor rose by $576,000 – $522,000 = $54,000.

Sharing the roof report up front would have cost nothing and avoided the problem.

What Mistakes Should You Avoid?

• Staying silent about defects. An inflated appraisal can block a court-confirmed sale.
• Missing the four-month inventory deadline. Delays can slow the whole probate.
• Assuming the referee’s number is today’s market price. The inventory looks back to the date of death.
• Letting the appraisal go stale. A court-confirmed sale needs an appraisal made within one year before the hearing.
• Ignoring the tax role of the value. The referee’s number often becomes the heirs’ stepped-up basis.

Summary

• A probate referee appointed by the State Controller appraises the house in a California probate.
• Sacramento County Superior Court lists five referees and assigns them by the last digit of the case number.
• The referee fee is 0.1% of the value appraised, at least $75 and at most $10,000 per estate in most cases.
• The inventory and appraisal is due within four months after letters are first issued, and partial inventories are allowed.
• Court-confirmed offers must be at least 90% of an appraisal made within one year before the hearing.
• Full IAEA authority removes the 90% minimum.
• The inventory value feeds statutory fees and often the heirs’ tax basis.

Run your numbers: Use the Home Valuation Calculator to see an estimated current price range for the house and compare it with the referee’s date-of-death value.

Next Steps

Talk with Bart: Book a free 15-minute call. I’ll listen to where you are in the process, look at the property, and tell you your options, including the ones that don’t involve hiring me.

Get a free probate home valuation: You’ll get a written price range within 24 hours to compare against the referee’s appraisal.

This article is general information, not legal or tax advice. Probate and tax rules depend on your facts. Talk with a California probate attorney or CPA before acting. Figures current as of October 1, 2026.

About the Author

Bart Hubbard is a Realtor with HomeSmart ICARE Realty (DRE #01815497) and a C.A.R. Certified Probate and Trust Specialist who helps families across the greater Sacramento area sell inherited, probate and trust homes. He works alongside probate attorneys, fiduciaries and local vendors to handle pricing, cleanouts, repairs and court-confirmation sales, so executors can focus on their families. More about Bart is on his bio page.

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• How Much Are Executor and Attorney Fees in a California Probate?
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