I just joined this Trulia forum yesterday and came across your question. You probably have already received the help you need elsewhere, but just in case not, I wanted to quickly reply. I sensed your frustration with the back and forth, and wanted to just express two things. As a Realtor, I am able to provide good comparable sales from a snapshot in time, and through those sales put in writing an estimated date of death value for you and your family. I have done this many times in my career for friends and for clients. Now, the other respondents are absolutely correct in that this is not the same as a licensed appraisal, but, if your situation does not need a licensed appraisal, then a Realtor opinion should be fine. This decision is up to you. Second, I wanted to let you know that I have lived in the town of Forestville, CA since 1994 and am familair with its nooks and crannies, so if you still need help with your market value opinion, or need a local Realtor opinion on any real estate matter for your trust or family's needs, please do not hesitate to call me.