Upon The Rock Real Estate Services, LLC

03/06/2026

I've just reached 100 followers! Thank you for continuing support. I could never have made it without each one of you. 🙏🤗🎉

02/28/2026

⚖️ The financial decisions in the 12 months after a spouse dies are some of the highest-stakes decisions a person will make. Most are made while grieving. Most have deadlines.

The step-up in basis is the one people miss most often. When a spouse dies, the deceased's share of jointly held assets gets a new cost basis at fair market value on the date of death. In common law states, that is half. In community property states, it is the full asset. If you sell later and cannot prove the date-of-death value, the IRS calculates gains from the original purchase price. That can mean tens of thousands in avoidable capital gains tax.

The tax bracket change is the second hit. You can file jointly in the year your spouse dies. After that, you file as single. The 2026 standard deduction drops from $32,200 to $16,100. The 12% bracket ends at $24,800 instead of $98,150. The same retirement income that was taxed at 12% can jump to 22%.

Social Security does not automatically switch you to the higher survivor benefit. You have to contact SSA and apply. Some widows and widowers go months or even years collecting the smaller of the two benefits because they assumed the switch was automatic.

The withholding one catches people at tax time. Pension and Social Security withholding set for married filing jointly will under-withhold for a single filer. Without an adjustment, the surviving spouse gets a surprise bill in April.

None of these have to happen. All five are fixable with a checklist and a conversation with a CPA or financial planner in the first 90 days.

02/28/2026

MORTGAGE RATE FALLS: The average 30-year fixed mortgage rate has slipped below a key barrier, falling to 5.98% this week — the first time it has dipped under 6% since September 2022.

02/27/2026

https://lucascountyohioappraiser.com/appraisal-waiver-ohio-risks/

Thinking about using an appraisal waiver in Ohio? Learn why skipping a professional home appraisal could cost buyers and sellers thousands.

01/23/2026

I think this spring/summer is going to be interesting. Interest rates have come down and I think we will see more refinancing. Why is in going to be so interesting Mr. Appraiser?

I just completed an assignment on a property that was bought in 2022. Contract price was above list price. This was a tough job, but I just couldn't even get to the list price on the appraisal value. Of course, they bought at contract price anyway. This happened often back then. I've been told that a lot of people dipped into their retirement accounts to make up for the "low appraisal" or they just used their retirement account to pay cash to avoid the big bad appraiser altogether. What could go wrong???

Thanks for asking. Fast forward to 2026. They are trying to sell and have it listed for about 10% more than what they bought if for. The owner claims to have put around 30K into the property, but spent the money on things like a fence. It's been on the market for a while now...2 price reductions to get to the 10% number. I appraise again...exact same value as my 2022 appraisal!!! I actually think I may be a bit high at that number. It will be interesting see how this turns out. I have a feeling that this might be pretty common in the coming months.

I might be a better idea to just say no to the appraisal waiver and any other cheap work around value mechanism they come up with. Saving a couple bucks and a few days of time might cost you thousands a short time down the road.

08/18/2025

07/17/2025

Maybe I'm wrong, but I think I see what's coming as reflected in a recent appraisal assignment:

1) 2021 Purchase for 170K

2) 2025 Refinance Time! I wasn't given any numbers, but doing the math in my head... probably expecting at least a 225K+/- appraisal.
2025 appraisal value.... well under 200K... Note this was NOT a "low appraisal." Such an appraisal does not exist! There was simply no market support for a higher value. In fact, there was more market support for a value at or below 170K.

3) Research looking back to the 2021 prior sale did not reveal any support for the 2021 purchase price of 170K. The absolute best comp at that time sold for $100K. So, I can only guess how that sale happened.

In the mean time, let's keep getting appraisal waivers, alternative valuations, accusing appraisers of low balling, being racist, too slow and too expensive. After all, what could go wrong? 🤦‍♂️🤷‍♂️

04/21/2025

04/15/2025

This is good info. I've recently experienced this first hand during the process of completing an assignment.

Getting MLS data right is an essential part of providing good service—and critical to everyone who depends on the MLS to make smart, data-driven decisions.

04/10/2025

https://appraisersblogs.com/hybrid-appraisals-flawed-data-or-flawed-agenda/?fbclid=IwY2xjawJkuqVleHRuA2FlbQIxMQABHh-BqQB2GLrLVKhgUjLfw07yExcZqYmxr0EvB42XBDdNkEHHq1z8JxfXN_K4_aem_EAtN8SWjuJN33lVlk1BdkA

Reggora's survey results on hybrid appraisals is a textbook example of twisting flawed data to fit a preconceived flawed narrative.