Retrospective Divorce Appraisals: Looking Back to Move Forward
Quick Overview
When you're dividing property in a divorce, it's not just about what something is worth today—you often need to know what it was worth months or even years ago. That’s where a retrospective appraisal comes in.
This article is a companion to our Substack post, where David Ziccardi walks through the logic and process behind retrospective divorce appraisals. Here, we’ll take a more applied look at how these reports work, when they’re needed, and why accuracy and neutrality matter so much in these cases.
What Is a Retrospective Appraisal?
A retrospective appraisal determines the market value of a property as of a past date. In divorce cases, this might be:
The date of marriage
The date of separation
The date of divorce filing
Or another legally relevant milestone
The key difference from a standard appraisal is that the value is based on past market conditions—not today’s. That means the appraiser has to look back in time using data and comparable sales that were relevant then.
What Makes Divorce Appraisals Unique?
In divorce proceedings, appraisals often serve more than one purpose:
Documenting value for equitable distribution
Supporting mediation or legal filings
Avoiding disputes with clear, neutral data
Because both parties may be working from different assumptions or timelines, it’s important that the appraisal be:
Thorough
Transparent
Credible to all involved (including the court, if necessary)
How I Approach Retrospective Divorce Appraisals
I always start by identifying the exact valuation date and confirming what the property looked like at that time. Because I’m inspecting the home today, I rely on what’s called an extraordinary assumption: that the property’s condition hasn’t changed in ways that would materially affect value.
To make that assumption credible, I:
Ask for dated photos, permits, or inspection records
Speak with both parties when possible
Clearly explain what is being assumed, and why, in the report
The goal is to deliver an appraisal that is balanced, well-supported, and built to reduce—not inflame—conflict.
Why It Matters
Whether you’re an attorney, a mediator, or an individual navigating divorce, a well-executed retrospective appraisal can:
Reduce legal disputes
Build trust between parties
Save time and money on duplicate reports
In many cases, I recommend listing both spouses as co-clients to improve transparency and minimize bias. It isn’t always possible—but when it is, it often leads to a smoother process and a stronger report.
Final Thought
Divorce is hard enough. A thoughtful, neutral appraisal shouldn’t make it harder. If you’re facing property division and need to know what a home was worth at a certain point in time, I’m here to help—with care, clarity, and expertise.