✓ AZ Certified Appraiser #22283✓ USPAP Compliant✓ Any Historical Date✓ 20+ Years Experience✓ 24-Hour Turnaround
ANY HISTORICAL EFFECTIVE DATE

Retrospective Property Appraisals

Fair market value as of any date in the past — USPAP-compliant, court-ready, and delivered in 24 hours. When the value that mattered was yesterday, we go back and get it right.

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From $175
Flat Fee · No Surprises
24 Hours
Standard Turnaround
25 States
Licensed Coverage

When You Need a Retrospective Appraisal

The legal system frequently requires value opinions tied to a specific past date — not what a property is worth now.

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Divorce Proceedings — Date of Filing
Courts often establish marital property value as of a specific date — the date of separation, filing, or marriage. A retrospective appraisal ties the value to that legally defined moment, not current market conditions that one party may argue favor them.
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Estate & Probate Disputes
When beneficiaries dispute asset values or challenge the personal representative's actions, historical valuations provide the neutral anchor the court requires. If assets should have been sold at a different price, a retrospective appraisal documents what they were actually worth.
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Casualty Loss & Damage Claims
Property damage from fire, flood, or casualty events requires establishing pre-damage value to calculate the actual loss. IRS casualty loss deductions specifically require fair market value before and after the event — both on the same property.
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Property Tax Appeals & Historic Assessments
If a tax assessment was inflated in a prior year, a retrospective appraisal documents what the property was actually worth as of the assessment date — providing the evidence base for an appeal or refund claim.

What You Get

A signed, court-ready appraisal report as of any historical date.

✓ USPAP-compliant narrative report
✓ Signed by Mark Ragno, Certified Appraiser #22283
✓ Effective date tied to your specified historical date
✓ Historical MLS and public records research
✓ Time-adjusted comparable sales analysis
✓ Court-ready and IRS-defensible
✓ PDF delivery within 24 hours
✓ Licensed in 25 states
✓ E&O insured on every report
✓ Appraiser available for methodology calls
Starting at $175 · Rush same-day delivery available (+$75)

Why Next Day Appraisal

Retrospective appraisals require more than just looking up an old value. Here's what sets our work apart.

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24 Hours vs. 2–3 Weeks
Standard lender-panel appraisals take 2–3 weeks. Legal deadlines and court schedules can't accommodate that. We deliver in 24 hours — same-day if needed.
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No AMC Middleman
Mark works directly with your office. You can call him before the order to discuss scope, ask questions during the engagement, and request a methodology call after delivery. No gatekeepers.
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Flat Fee from $175
Retrospective appraisals from $175, regardless of how many years back the effective date is. Complex properties or limited-data markets quoted upfront, no surprises.
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20+ Years, Court-Proven Methodology
Mark Ragno has completed retrospective appraisals for estate attorneys, family law firms, and tax practitioners across Arizona for over 20 years. His methodology is designed to withstand challenge.

How It Works

Four steps. 24 hours. Done.

01

Submit Your Order

Provide the property address and your required effective date. Upload any relevant documents — prior appraisals, legal filings, listing history.

02

We Confirm & Start

Mark reviews your order, confirms data availability for the historical date, and begins pulling archival MLS and public records data.

03

Delivered Next Day

Your signed, USPAP-compliant retrospective appraisal arrives in PDF format within 24 hours — court-ready and IRS-defensible.

04

Review Call Available

Mark is available to discuss methodology with you or opposing counsel before or after delivery. No intermediary. Direct access.

Frequently Asked Questions

What is a retrospective appraisal?
A retrospective appraisal establishes the fair market value of real property as of a specific date in the past — not today. The effective date can be any historical point: a death, a divorce filing date, a date of damage or casualty, or any other legally relevant moment. The analysis uses only market data that was available as of that date.
How far back can you go?
We routinely complete retrospective appraisals for effective dates 5–10 years in the past, and sometimes further. Data availability depends on the MLS and public records for that period and geography. Contact us with your specific date and property — we'll confirm whether we can support it before you order.
How is a retrospective appraisal different from a date-of-death appraisal?
A date-of-death appraisal is a specific type of retrospective appraisal where the effective date is the decedent's date of death. 'Retrospective' is the broader category — it covers any historical effective date, including divorce filing dates, damage event dates, acquisition dates, and more. Both are USPAP-compliant and use the same methodology.
Can opposing counsel challenge a retrospective appraisal?
All appraisals can be challenged, but Mark's reports are designed to withstand scrutiny. They are fully narrative, USPAP-compliant, include historical comparable sales analysis with proper time-adjustment, and are signed by an AZ Certified Appraiser with 20+ years of experience. Mark is available for methodology discussions with attorneys on both sides.
What information do I need to provide?
At minimum: the property address and the effective date (or a date range, if you're working toward a specific legal event). Helpful but not required: prior appraisals, listing history, relevant legal documents. Mark reviews every order and will reach out if additional information would strengthen the analysis.

Need Value as of a Past Date?

Tell us the address and the date. We'll handle the rest — USPAP-compliant, signed, and delivered in 24 hours. Starting at $175.

Order Now →Request Sample Report
Call Mark: (602) 834-0911 · mark@nextdayaz.com