A Komatke stepped-up-basis appraisal should document the historical real-estate value cleanly and leave tax treatment to the taxpayer's advisers. Access, utilities, manufactured or site-built status, additions, and detached improvements should be compared after the rights question is established. The assignment should identify the valuation date first, then reconstruct the property and market needed to support that historical fair market value.
The appraiser's role is to develop a supported fair market value for the applicable historical date. The taxpayer, CPA, attorney, or other adviser determines how that value is used for basis and tax reporting. For Komatke, the appraisal should consider metro proximity versus property rights only when it changes the subject's competitive position.
For the historical fair market value, access, utilities, manufactured or site-built status, additions, and detached improvements should be compared after the rights question is established. The historical value record is stronger when this distinction is supported by sales from the same competitive segment.
The appraisal should support the real estate value on the applicable historical date. It does not calculate capital gains, determine the taxpayer's basis election, or replace advice from a CPA or attorney.
Historical listings, condition evidence, ownership records, permits, and later improvement documentation can help support the earlier fair market value. That evidence helps document the real estate value independently of whatever tax treatment is later applied.
A stepped-up-basis appraisal should document the property and market evidence clearly enough that the historical fair market value can be understood later, even if the property is sold or changed afterward.
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