The Estate Planning Appraiser Your Clients Deserve
Accurate, defensible residential appraisals for estate planning, division, and settlement, trusted by Massachusetts attorneys for over three decades.
When your client’s estate includes residential real estate, the appraisal isn’t just a number, it’s the foundation every decision rests on. Tax filings. Asset division. Family agreements. Probate proceedings.
An inaccurate or poorly supported appraisal can delay settlements, trigger IRS scrutiny, and erode your client’s trust in the process, and in you.
That’s why Massachusetts estate planning attorneys have relied on Suburban Appraisal Services since 1991. We understand what’s at stake for you and your clients, and we deliver appraisals that hold up, every time.
“Suburban Appraisals has consistently provided us with outstanding appraisal services over the past 20 years. They are highly professional, thorough, knowledgeable, and responsive, always willing to ‘go the extra mile’ in addressing special issues. As confirmed by feedback from our clients, they are also personable, prompt, and a delight to work with. We recommend Suburban Appraisals without reservation.”
Massachusetts Estate Planning Attorney · 20-Year Client
Why Attorneys Choose Suburban Appraisal
Appraisals That Withstand Scrutiny
Every estate appraisal we deliver is thoroughly researched, clearly documented, and built to withstand review by the IRS, opposing counsel, and co-executors. Our reports don’t just meet compliance standards, they eliminate questions before they’re asked.
Responsive When Deadlines Matter
Estate timelines don’t wait. Whether you’re working against a tax filing deadline, a probate court date, or family members who need resolution, we understand urgency. We’re known for turning around accurate, comprehensive reports on your timeline, not ours.
One Call, One Appraiser, One Relationship
When you call Suburban Appraisal, you get Bill Lanciloti, the owner, the appraiser, and a 50-year Newton resident who has personally appraised thousands of residential properties across Metro West. No rotating staff. No handoffs. No uncertainty about who’s walking into your client’s home during a difficult time.
Deep Local Knowledge You Can Count On
Newton, Brookline, Wellesley, Needham, Weston, the entire Metro Boston corridor, Bill doesn’t research these markets from a database. He’s lived and worked in them for decades. That depth of local knowledge translates directly into accurate valuations that reflect real market conditions, not assumptions.
SRA Designation, Appraisal Institute
Bill holds the Appraisal Institute's prestigious SRA membership designation, earned by appraisers who have met rigorous requirements in education, testing, experience, and demonstrated expertise in residential property valuation. Fewer than 2% of appraisers nationwide hold this designation.
AI-RRS Designation, Appraisal Institute
This additional designation reflects specialized expertise in appraisal review, meaning Bill doesn't just produce defensible appraisals, he understands precisely what reviewers and auditors look for.
Two-Term Trustee, Massachusetts Board of Real Estate Appraisers
Bill has served the profession at the regulatory level, bringing a depth of understanding about appraisal standards, ethics, and compliance that directly benefits your clients.
Certified Residential Appraiser, Commonwealth of Massachusetts
Estate Planning Appraisal Services
Estate Planning and Asset Allocation
Accurate current market valuations for estate planning purposes, ensuring your client’s real estate assets are properly valued for tax planning, gifting strategies, and future distributions.
When real property must be divided among heirs or beneficiaries, our appraisals provide the impartial, well-documented foundation needed for equitable distribution, reducing conflict and accelerating resolution.
Court-ready appraisals that meet the documentation and accuracy standards required for probate proceedings, including date-of-death valuations and retrospective appraisals.
Appraisals prepared in full compliance with IRS requirements for estate tax filings (Form 706) and gift tax reporting. Our reports include the level of detail and comparable support the IRS expects, because an inadequate appraisal is a liability for everyone involved.
When appraisal values are challenged, Bill provides credible, composed expert witness testimony grounded in decades of experience and the highest professional standards.
Call Bill Lanciloti at
(617) 969-3006
Email: Info@suburbanappraisal.com
What Attorneys Say
“Suburban Appraisals has consistently provided us with outstanding appraisal services over the past 20 years. They are highly professional, thorough, knowledgeable, and responsive, always willing to ‘go the extra mile’ in addressing special issues. As confirmed by feedback from our clients, they are also personable, prompt, and a delight to work with. We recommend Suburban Appraisals without reservation.”
Massachusetts Estate Planning Attorney · [Name pending permission]
“I first used Bill to do an appraisal because I was in a bind and needed someone who was familiar with the market and could do the work quickly. I have continued to use his services because he is just so good, professional, thorough, fast and accurate. I have never been disappointed.”
Shelah Feiss, Esq., Wellesley, MA
“I chose Bill and Suburban Appraisal Services for assistance in dividing up my parent’s estate. They were professional, reliable, and a pleasure to work with during such a difficult time for us. I would highly recommend them to anyone looking for a qualified real estate appraiser.”
[Name pending permission]
Frequently Asked Questions
Do I need a real estate appraisal for probate in Massachusetts?
Yes. When an estate includes real property, both the Massachusetts Probate and Family Court and the IRS expect the property’s fair market value as of the decedent’s date of death. A certified appraisal provides the defensible value that probate inventories, estate-tax filings, and asset distributions are built on.
What is a date-of-death (retrospective) appraisal?
A date-of-death appraisal establishes a property’s fair market value as of the day the owner passed away — even when it’s ordered months later. Also called a retrospective appraisal, it uses comparable sales from that specific time period and is the value the IRS and probate courts rely on for estate tax and asset division.
Does the IRS require an appraisal for estate tax (Form 706)?
For estates that must file Form 706, the IRS requires a qualified appraisal of real property prepared by a qualified appraiser. The report must document fair market value, the valuation basis, and comparable support. Our estate appraisals are prepared to meet IRS requirements and to withstand review by examiners, opposing counsel, and co-executors.
Can you appraise a property for a prior date of death?
Yes. We regularly prepare retrospective appraisals with an effective date in the past, using market data from that period — common when an estate is settled or audited months or years after the date of death.
Do you provide expert witness testimony?
Yes. When a property value is challenged in divorce, probate, or litigation, Bill Lanciloti provides credible, composed expert witness testimony grounded in 44 years of appraisal experience and USPAP standards.
How quickly can you complete an estate appraisal?
Most estate appraisals are completed within 5–7 business days of the property inspection. We understand estate work runs against tax-filing deadlines and court dates, and we schedule and deliver around your timeline.
How much does an estate appraisal cost?
Estate appraisal fees depend on property type, complexity, and whether a retrospective date or expert testimony is involved. Call (617) 969-3006 for a quote — you’ll have a clear fee before any work begins.
Who will actually do the appraisal?
We provide estate and litigation appraisals throughout Greater Boston and the Massachusetts counties of Middlesex, Norfolk, and Suffolk — including Newton, Brookline, Wellesley, Needham, Weston, Waltham, Natick, Dover, Sherborn, Dedham, and Milton.
What areas do you serve?
Bill Lanciloti — the owner, a certified appraiser with 44 years of experience, and a lifelong Newton resident — personally handles the inspection and report. No rotating staff, no handoffs.
Where We Operate
Suburban Appraisal Services provides residential estate appraisals throughout Metro West of Boston, including Newton, Arlington, Belmont, and Framingham.
Your Clients' Estates Deserve an Appraiser Who Gets It Right
You’ve spent years building your practice on trust, precision, and doing right by your clients. Your appraiser should operate the same way.
Suburban Appraisal Services
727 Washington St, Newton, MA 02458