Form 706 Schedule A – How to Report Estate Real Property

I still remember a first‑year busy season note that landed on my desk at 2 a.m., a yellow sticky that said, “Where’s the deed and the appraisal tie‑out?” The return was otherwise ready, but Schedule A stalled everything. If you have felt that same sinking feeling, you are not alone. Real property drives timelines, review hours, and audit exposure. This guide shows you exactly how to complete Form 706 Schedule A with confidence, keep it aligned with the rest of the return, and avoid the classic traps that lead to rework.

You use Schedule A to list every parcel of real property that belongs in the gross estate and to report its estate‑tax fair market value on the date of death or, if properly elected, the alternate valuation date.

IRS instructions confirm the nine‑month filing deadline for Form 706, the six‑month automatic extension via Form 4768, and the rules for alternate valuation under section 2032, including that the election must reduce both the gross estate and the estate tax, and it applies to all assets.

Key takeaways

• Schedule A must list each parcel of real estate that is part of the gross estate and show its estate‑tax fair market value tied to the correct valuation date. Attach appraisals and clearly explain how values were determined.
• If you elect the section 2032 alternate valuation date, you must apply it estate‑wide and only if it reduces both the gross estate and the total estate and GST taxes. Sales or distributions within six months use the actual transaction date and price.
• Report property at full value on Schedule A when the estate is liable on the debt, then deduct the mortgage on Schedule K. If the estate is not liable, report only the equity and do not deduct the debt on Schedule K.
• Coordinate Schedule A with Schedules E, K, M, R, and U, plus Form 8971, so values, ownership, and elections line up across the return.
• File Form 706 within nine months of death, or obtain a six‑month extension with Form 4768. For portability, timely filing is required, though certain small estates may use the simplified late‑portability relief under Rev. Proc. 2022‑32 within five years.

What Schedule A does and when to use it

Schedule A has a focused job. It lists every parcel of real property that the decedent owned or had contracted to purchase and sets the estate‑tax fair market value for each parcel. You include street addresses and legal descriptions that let the IRS locate the property, and you attach appraisals or other valuation support. The IRS instructions explicitly ask you to explain how you arrived at each value and to attach appraisals when used.

You will prepare Schedule A on almost every taxable or portability‑only Form 706 that includes U.S. real estate. For nonresident decedents, U.S.‑situs real property is reported on Form 706‑NA, which follows the same valuation pattern and allows an alternate valuation date election if it reduces both the gross estate and the net estate tax.

Why Schedule A sets the pace for the entire return

• Appraisals take time to order, schedule, and review.
• Title and lien documentation can reveal ownership surprises that change schedules and deductions.
• Alternate valuation decisions affect estate, GST, and portability computations.

Because of this, tackle Schedule A early. If you need more time to file the return, submit Form 4768 by the original due date to secure the automatic six‑month extension. Keep in mind that an extension to file does not extend time to pay estate tax.

Identifying every parcel that belongs on Schedule A

Start with a simple rule, include every real property interest the decedent owned at death. That means the personal residence, rentals, commercial buildings, farmland, vacant lots, life estates, and undivided interests. Then verify how title was held, because ownership form drives what amount you include on the return and which additional schedules you must file.

A quick capture checklist

• Pull recorded deeds, title reports, parcel IDs, and prior closing statements.
• Confirm vesting, for example sole ownership, tenancy in common, joint tenancy with rights of survivorship, tenancy by the entirety, or community property, and note the decedent’s fractional interest.
• Identify encumbrances and whether the estate is liable on each debt.
• Gather leases, rent rolls, and property tax assessments.
• Order appraisals tied to the correct valuation date, date of death or alternate date if elected.

Special notes for nonresident decedents

If the decedent was not a U.S. citizen or resident, include only U.S.‑situs real estate on Form 706‑NA. The same valuation rules apply, and the alternate valuation election must, again, reduce the gross estate and the net estate tax to be valid.

Date‑of‑death value vs. the alternate valuation date

Under section 2032, you can elect to value the estate at six months after death, or at earlier sales or distribution dates within that period. You may make the election only if it reduces both the gross estate and the total estate and GST taxes, and you must apply it to all assets, not only to real estate. The election is made on a timely filed Form 706, and if used, you report both date‑of‑death and alternate values as the instructions require.

Once made, the alternate valuation election is generally irrevocable. The instructions also describe a protective alternate valuation election and limited relief if a return is filed no later than one year after the due date including extensions.

At a glance, valuation choices

Choice	What it means	When values are measured	Key consequences
Date of death	Default method, no election required	Values as of the date of death	Straightforward tie‑out to appraisals and income accrued to death, for example accrued rent
Alternate valuation (2032)	Must reduce both gross estate and estate tax, applies to all assets	Six months after death for property still held, actual date and price for assets sold or distributed within six months	Changes equity and, in turn, affects deductions and DSUE, so model holistically before electing

The IRS provides Schedule A examples that show how to present alternate values and list the valuation date for each parcel, including rents accrued or collected. Use the same presentation format to streamline review.

How alternate valuation ripples through other parts of the return

The moment you change real property values, ratios change too. That can reduce deductible liens or alter taxable equity. Reconcile your decision with Schedule K deductions, Schedule R for GST, and the Part II DSUE computation if you intend to elect portability. Timely filing is required for portability, though certain small estates can obtain late‑portability relief within five years under Rev. Proc. 2022‑32.

Tip, make the 2032 decision with a one‑page model that shows estate tax, GST, and DSUE under both methods, then attach the appraisals that match the elected valuation date.

Appraisals that stand up in review and audit

If Schedule A has a heartbeat, it is the appraisal package. You want a qualified, signed, USPAP compliant report that matches the valuation date you actually use. I like to give the appraiser a one page brief with the decedent’s date of death, intended use for estate tax, property address and legal description, any rent roll, and a clear ask for the effective date of value. That small brief prevents half of the common mistakes.

Ask for a signed report, effective date matching your election, photos, comps, adjustments, and the appraiser’s credentials.

• For personal residences, the market approach with tight, recent comps usually works best.
• For rentals or commercial property, layer income capitalization or DCF with a market cross check.
• For farms or special use property, document restrictions, easements, water rights, and any conservation overlays.
• For fractional interests, quantify discounts with support. Do not guess. Include the math and the authority you relied on.

Consider adding a short appraisal memo to the workpapers that bridges the appraisal to the number you place on Schedule A. That memo is where you explain obvious shifts, for example a lease rollover that occurred between date of death and the alternate valuation date, or storm damage that changed condition.

Ownership types, what to include, where to tie out

Ownership drives inclusion. Classify it before you value it.

• Sole ownership, include 100 percent of the property’s value.
• Tenancy in common, include only the decedent’s fractional interest, often with a discount if supportable.
• Joint tenancy with right of survivorship, include the portion attributable to the decedent under the contribution rules, and tie to Schedule E.
• Tenancy by the entirety, usually include based on contribution and state law.
• Community property, include the decedent’s one half of community real estate, plus any separate property owned outright.

Always save copies of deeds, title reports, and contribution evidence. A single old refinance statement can settle an arguments about who paid what.

Mortgages, liens, and what really goes on Schedule A

Think in two steps, what a third party would pay for the property as encumbered, then how the deduction is presented in the return.

• If the estate is liable on the debt, report the full property value on Schedule A, then deduct the mortgage on Schedule K.
• If the estate is not liable on the debt and only the property secures it, report only the net value and do not deduct the debt on Schedule K.
• When multiple encumbrances exist, note priority, and keep payoff letters in the file.
• Accrued interest up to your valuation date belongs in the number you present, later interest is usually an administration expense.

Here is a quick reference you can drop into your workpaper index.

Scenario	Schedule A entry	Schedule K entry	Reviewer note
Estate liable on mortgage	Property at full FMV	Deduct mortgage principal balance	Attach payoff as of valuation date
Nonrecourse lien only to property	Property at net equity	None	Show math inside Schedule A notes
HELOC with draws after death	Value includes balance at valuation date	Deduct only the balance legally owed	Separate post‑death draws and interest

Documentation bundle to gather and attach

You will never regret over‑documenting real property.

• Certified death certificate, deed, legal description, parcel ID, and address.
• Appraisal report with effective date clearly shown, summary of approaches used, comps and adjustments, rent roll or income analysis where relevant, and the appraiser’s credentials.
• Mortgage payoff letters, recorded liens or judgments, and escrow statements.
• Conservation easement deeds, HOA documents, lease agreements, and property tax assessments.
• If you have a fractional or restricted interest, include the agreements that create the restriction.

When you package this bundle, name files in a way reviewers can scan quickly. For example, “A‑01_Main_Street_Appraisal_Eff_2025‑04‑14.pdf” pairs with “A‑01_Payoff_1st_Mortgage_2025‑04‑14.pdf.” Clean names save real time in review.

Completing each Schedule A line item without rework

Think in a simple loop, identify, value, document, cross reference.

• Describe the property with enough specificity that the IRS could find it without asking you a single follow up. Street address plus legal description is ideal.
• State the decedent’s ownership form and percentage.
• Enter the fair market value as of your elected valuation date. Tie that number to the appraisal and your internal bridge memo.
• Flag special elections, for example 2032 alternate valuation or 2032A special use, and cross reference the schedule where the election is made.
• Note any encumbrances and, if applicable, point the reviewer to the Schedule K tie out.

I keep a one line “where to find it” note under each entry, for example “See Appraisal Tab A‑1, Pages 5–12, and Payoff Letter A‑1‑M.” That tiny line cuts partner review time in half.

A clean example you can mirror

• 123 Main Street, Springfield, Parcel 010‑345‑678, Lot 9, Block A, legal description attached.
• Ownership, Tenancy in common, decedent held 50 percent.
• Valuation date, alternate valuation elected, effective 6 months after death.
• FMV per appraisal, 1,200,000, attach report.
• Encumbrance, First mortgage 400,000, estate liable, deduct on Schedule K.
• Cross references, Schedule E for joint ownership, Schedule K for mortgage, Part 6 portability computation references total gross estate.

Keep the example in your template, then overwrite the facts. It trains your team to present information the same way every time.

Common valuation pitfalls and how to avoid audit triggers

Every experienced reviewer has a story. Mine is a lake house valued from comps that were all winter sales while the decedent died in July, peak season. The number looked fine on paper, it was not defensible. Here are the issues that most often draw questions.

• Stale broker price opinions in place of a signed appraisal tied to the valuation date.
• Comps outside the neighborhood, a different school district, or a different seasonal pattern.
• Partial interests reported at pro‑rata value without discount analysis.
• Easements or deed restrictions mentioned in passing but not analyzed in the value.
• Alternate valuation selected without modeling the downstream effect on deductions, GST, and DSUE.
• Mortgages deducted on Schedule K when the estate is not legally liable.
• Values that do not reconcile to Form 8971 or prior gift filings.

Fixes are simple. Use a qualified appraiser, insist on tight comps and clear adjustments, document every discount, and add a short memo that connects the dots. If you make a modeling decision, save the model in the workpapers with a date and initials.

Coordination with other schedules, your quick map

Schedule A does not live alone. Your numbers move through the return.

• Schedule E, joint interests and contribution evidence.
• Schedule K, debts, mortgages, and liens when the estate is liable.
• Schedule R, GST, make sure parcels that create GST exposure match by description and value.
• Schedule M, marital deduction, especially where real property feeds QTIP or QDOT planning.
• Schedule Q, QDOT property that includes real estate must match by description and valuation.
• Part 6, DSUE, where accurate gross estate values drive the portability figure.

I like to run a single “cross‑check” sheet that lists each parcel, the matching schedules it touches, and the page or line where the tie out is shown. Reviewers love it because it is one page that proves internal consistency.

Portability election, timelines and why Schedule A matters

Portability hinges on a complete and properly prepared Form 706 filed on time. Real property often makes up most of the gross estate, so any mistake here changes DSUE. Mark your deadline, nine months from the date of death, then note whether you filed an extension. If you need late portability relief under the current simplified procedure for small estates, confirm you meet the criteria before you rely on it. Accurate Schedule A values feed Part 6 directly, so treat this as a DSUE schedule, not just a property list.

Practical tip, finish the Schedule A package early, then compute DSUE and model the spouse’s projected estate so you can explain why the numbers matter to the family.

Real workpaper habits that cut partner review time

• Use a consistent file naming system that starts with the Schedule A line number.
• Keep an “A‑Index” spreadsheet, columns for address, parcel ID, ownership type, valuation date, FMV, lien amount, schedules touched, and where the appraisal lives.
• Store payoff letters and lien statements next to the appraisals and label both with the effective date.
• Add a small “what changed” note if you adjust anything after first review, for example a corrected legal description or a refreshed payoff.
• Keep a single PDF binder per parcel so reviewers can scroll in order, description, appraisal, liens, cross references.

For firms that face seasonal spikes, this is the exact place where a disciplined team can keep you from getting trapped in review loops. If you use an offshore delivery partner, they should work in your templates, match your file naming, and deliver a line‑by‑line cross‑check so you are not hunting for support during partner review.

Recordkeeping, substantiation, and post‑filing follow‑through

Good records are not just defensive, they are time savers when questions arise two summers from now.

• Keep the appraisal, credentials, photos, comps, and your tie‑out memo.
• Keep deeds, title reports, parcel maps, HOA documents, leases, and property tax statements.
• Keep payoff letters and recorded liens with effective dates that match your valuation choice.
• Keep any easement deeds and the valuation analysis that quantifies the impact.
• Keep modeling files if you elected the alternate valuation date and any notes that show why it reduced estate and GST taxes.
• Retain your Schedule A binder, death certificate, and correspondence in a single folder so the full picture is recoverable fast.

If the estate sells a property shortly after filing and you become aware of facts that materially change your analysis, consider whether an amendment or a protective claim is appropriate. Make those decisions with the executor, then document them clearly.

FAQs, quick answers you can share with clients

What exactly goes on Schedule A?

Every parcel of real property includible in the gross estate, with enough detail to identify it, the ownership form and percentage, and the fair market value as of the date of death or the alternate valuation date if elected. Include support, usually a signed appraisal, and cross references to related schedules.

Do I reduce the property value on Schedule A for the mortgage?

If the estate is liable on the debt, list the property at full value on Schedule A and deduct the mortgage on Schedule K. If the estate is not liable and the loan is nonrecourse to the estate, list only the equity on Schedule A and do not take a Schedule K deduction.

When should I elect the alternate valuation date?

Only when it reduces both the gross estate and the total estate and GST taxes, and be ready to apply it to all assets. Run a one page model first, then attach appraisals keyed to the alternate date.

Do I need an appraisal for every parcel?

In practice, yes for anything material. A qualified, USPAP compliant appraisal tied to the valuation date is your best defense and speeds review. For small parcels with clear market data, document exactly how you determined value.

How does Schedule A affect portability?

Real property values are a large part of the gross estate. Errors here flow into the DSUE computation. Timely filing and accurate values keep the surviving spouse’s DSUE clean.

Light, practical help when your team is buried

When returns pile up, the problem is rarely sales, it is delivery. If you need seasonal capacity that works inside your systems, follows your SOPs, and builds clean Schedule A binders with appraisals, liens, and cross‑checks ready for review, a structured offshore team can help. Accountably integrates trained offshore professionals into your workflow, uses your templates, and builds reviewer‑ready files so partners spend less time chasing documents and more time advising families. Keep the brand mention light, reach out only if your firm wants production stability during estate season.

The goal is simple, complete, defensible Schedule A entries that stand up to review, file on time, and protect the family’s plan.

Wrap up and a simple next step

You now have a practical pattern, identify each parcel, classify ownership, pick the right valuation date, lock down a qualified appraisal, handle liens correctly, and cross reference the rest of the return. Build the binder once, name files clearly, and your reviewers will fly through the checklists. If you want it, I can also provide a one page Schedule A checklist and a sample “A‑Index” template you can drop into your firm’s workflow.