Settle the numbers before the decision
One independent value that every family member can check.
Family property tends to arrive with three opinions of its value and none of its leases reread. Before anyone buys out a sibling, sells a building or changes how it is held, the family needs one set of numbers everyone can check. We settle the numbers. The family and its attorney make the decisions.
What stalls family property
Competing values
One sibling has a broker’s number, another has the tax notice, and the two never match.
Leases nobody reread
A parent signed them years ago; the renewal options and rent steps sit in a filing cabinet.
Repairs on hold
The roof, the parking lot and a below-market rent all wait while the family waits.
One person carrying it
One family member runs everything unpaid, and the rest see only the year-end check.
What families usually order first
Portfolio health check
Up to five properties scored side by side on value, lease roll, debt and tax dates. From $2,500.
Valuation advisory report
A full consulting report with a site visit, when a buyout or sale needs a number to study. From $3,500.
Lease abstract
Every inherited lease on two pages, with its dates, money and options. From $275 per lease.
Asset management retainer
Quarterly reports and oversight of the family’s property manager, from $1,500 per month.
One shared picture in six weeks
- Week 1
One scoping call
One call with the family members who decide, then one fixed quote in writing.
- Weeks 2 to 4
Read and score
Leases abstracted and each property scored on value, lease roll, debt and tax dates.
- Weeks 5 to 6
Walk everyone through
One call with every decision maker; the memo goes to your attorney if you ask.
Questions families ask us
Can you tell us how to divide the property?
No. How to divide, transfer or hold family property is a legal and estate planning question for your attorney. What we do is give every property an independent value and read every lease, so each option on the table is priced the same way. We send your attorney the report and answer questions about the numbers.
Does an estate need a licensed appraisal?
Often, yes. Many estate filings, tax returns and court matters require a licensed appraisal, and our consulting reports are not appraisals. Ask your attorney or CPA what the filing needs. If it needs an appraisal, we can scope the question and coordinate a licensed appraiser, and hand over our lease abstracts for their file.
Who do you work for if the family disagrees?
The client named in the engagement letter, usually the family entity or the estate’s representative. Every family member who decides sees the same report, the same assumptions and the same sensitivity table. We do not take sides; where siblings disagree on a rent or a cap rate, we show the value under each assumption.
Can you oversee the property manager afterward?
Yes, as advisory asset management. The retainer, from $1,500 per month, covers quarterly reports, lease and tax calendars, budget review and oversight of the manager the family hires. We do not collect rents, hold deposits or deal with tenants. Your property manager does that work, and we check it.
What if the leases are lost or very old?
Send whatever exists: copies, photos of signed originals, the rent ledger, letters to tenants. The abstract records what the papers show and lists every gap, such as a missing amendment or exhibit. Your attorney can ask tenants for an estoppel, a signed statement of the lease terms, to fill what the file lacks.
Tell us what you own
A free 30-minute call, a few plain questions, and a fixed-fee quote in writing.