How do I report and value my mother’s house on a State of North Carolina probate inventory?

Detailed Answer

When you serve as personal representative for your mother’s estate, North Carolina law requires you to list and value all estate property, including her home, on a probate inventory. You must file this inventory with the clerk of superior court in the county where your mother lived within three months of your appointment. See N.C.G.S. § 28A-19.

Follow these steps to report and value the house:

1. Determine the Date-of-Death Value

North Carolina statutes require that you report the fair market value of real property as of the decedent’s date of death. Fair market value is the price a willing buyer and seller would agree upon under no compulsion to buy or sell.

2. Obtain an Appraisal or Judicial Appraisement

You have two options:

• Hire a state-licensed real estate appraiser. Provide them with the deed, a recent inspection report (if available), and access to the property. The appraiser issues a written report stating the market value.
• Ask the clerk of superior court to appoint two qualified appraisers under North Carolina law. They inspect the property and deliver a joint appraisal.

3. Complete the Official Inventory Form

Obtain the standard inventory form from the clerk’s office or website. Under the “Real Estate” section, include:

• Legal description or street address of the house
• Parcel identification or tax map number
• Date-of-death appraised value
• Outstanding mortgage or lien balances (see next step)

4. Account for Mortgages and Liens

List the gross appraised value and subtract any valid mortgages, deeds of trust, or liens as of the date of death. Although the estate holds the property “free of the mortgage,” creditors retain lien rights. Reporting both gross and net figures provides full transparency.

5. File the Inventory on Time

File the completed inventory with the clerk of superior court within three months of your appointment. Late inventories can delay distributions and expose you to potential court sanctions.

Key Takeaways

• Use fair market value at date of death (N.C.G.S. § 28A-19).
• Choose between a licensed appraiser or court-appointed appraisers.
• Detail address, legal description, and parcel number on the inventory form.
• List both gross value and net value after mortgages or liens.
• File the inventory within three months of your appointment to avoid delays.

Conclusion and Call to Action

Accurately reporting and valuing your mother’s house ensures a smooth probate process. Pierce Law Group’s attorneys guide you through every step—from appraisal to filing with the clerk’s office. Reach out today at (919) 341-7055 or email us at intake@piercelaw.com to schedule a consultation.