Probate · Trust · Conservatorship · Receivership · Court-ordered
Probate & trust sales, done with care.
When a home passes to a family it rarely arrives clean. There is usually a tenant, a roof that was put off, a court calendar, and a sibling in another state. We have handled hundreds of these sales across Los Angeles and Orange County, and we fund the preparation ourselves so the estate never has to.
Probate sale · video testimonial
From a family we helped
A probate sale, above asking.
Hear it from the family: what the process felt like, what we handled for them, and how it closed.
If you inherited a home
What usually comes with the house.
Most of the estate homes we sell arrive with at least one of three things: a tenant who may or may not be paying, a list of deferred repairs that would make a buyer walk, and a court calendar that nobody in the family has dealt with before. Often there is grief on top of it. None of that is a reason to sell for less than the home is worth.
Full authority or limited authority
In California, the personal representative of a probate estate is granted either full authority or limited authority under the Independent Administration of Estates Act (IAEA). With full authority, the sale can usually close like a normal transaction after a Notice of Proposed Action goes out to the heirs. With limited authority, the sale must be confirmed by the court, which means a hearing, a minimum overbid amount, and the chance that another buyer outbids your contract in the courtroom. We price and market for both situations and we coordinate the dates with your attorney.
Trust and conservatorship sales
A home held in a trust can usually be sold by the trustee without court involvement, but the trustee still has a duty to get a fair price and to document it. Conservatorship and receivership sales almost always require court confirmation. We prepare the file the way the court and the fiduciary expect to see it.
How long it takes
Most Los Angeles County probate sales close four to eight months from the petition, depending on authority and whether confirmation is required. Trust sales are often faster. The listing itself usually sells within about 30 days once the home is prepared.
What it costs the estate up front
Nothing. Clean-out, repairs, the Restore to Get More™ renovation, locks, cameras, utilities — we advance it. We are reimbursed from the proceeds at close, with no interest, and the amounts are itemized for the final accounting.
How it works
Four steps, one team.
You will have one point of contact from the first walkthrough to the final accounting.
- 1
Assessment & court paperwork
We walk the property with you or your attorney, document its condition on video, pull title, and identify anything that could slow the sale: liens, a reverse mortgage, an unrecorded deed, a tenant. We coordinate with counsel on the petition, the Notice of Proposed Action, and any confirmation dates so the listing lines up with the court calendar instead of fighting it.
- 2
Clear, secure & prepare
Tenant interface and, if needed, eviction oversight. Trash-out and clean-up. An online or onsite estate sale for anything of value. New locks, cameras, utilities on, insurance in place. Everything needed to make the home safe and market-ready, paid up front by us and itemized for the estate.
- 3
Restore to Get More™
Where the numbers support it, we fund and manage a targeted renovation: kitchen, baths, flooring, paint, systems. Estate homes sold as-is usually leave money on the table; restored homes typically net the estate an additional $60,000 to $100,000 and sell within about 30 days of listing. If the math does not work, we tell you and sell as-is.
- 4
Market, confirm & close
Professional photography, video, MLS and off-market exposure, and open houses. If the sale requires court confirmation we prepare the overbid package and show up at the hearing. Then a clean close with proceeds to the estate and every advanced cost documented for counsel.
- After closeProceeds to the estate, final accounting support for counsel, and 1099-S handling for the personal representative.
Estate services
Everything the estate needs, under one roof.
Each of these is something a family usually has to find on its own. We bring them with us.
- Deferred repairs
Restore to Get More™
We fund and oversee a targeted renovation before listing so the home sells for what it should. Reimbursed at close, no interest.
- Default or notice of sale
Stop Foreclosure
If the estate home has a loan in default, we work with the lender and the trustee to pause the sale date and get the home sold on the estate's terms, not the bank's.
- Occupied home
Tenant Interface & Eviction Oversight
We handle communication with occupants, negotiate move-outs, and oversee counsel-led evictions when necessary. The family never has to knock on the door.
- Decades of belongings
Trashout & Clean-Up
Full-house clear-outs, hauling, hazardous-material handling and deep cleaning, scheduled around the family's chance to retrieve what matters.
- Furniture, art, tools, cars
Online & Onsite Estate Sales
We run an estate sale, online or at the home, so items of value go to the estate instead of the dumpster. Proceeds are accounted for separately.
- Vacant for months
Property Preservation
Lawn, pool, utilities, winterizing, insurance and regular check-ins while the court process runs, so the home does not lose value waiting.
- Squatters and break-ins
Security & Surveillance
Rekeying, board-ups when needed, cameras and monitoring from the day we take over, with incident reports for the file.
Referrals
For attorneys & fiduciaries.
Counsel refers estates to us because the file comes back clean and the heirs stop calling the office.
What we handle
Occupied homes, clean-outs, deferred repairs, title clouds, lender negotiations, court confirmation and overbids. One call to us instead of six to vendors.
- A video condition report and photo set, within days of the walkthrough
- Itemized bids for every advanced cost, before any work starts
- Court-ready listing agreement, Notice of Proposed Action support and overbid package
- A closing statement formatted for the final accounting
Send the client's situation below or call Julio directly. We never contact your client without you, and we keep you copied on every milestone from listing to close.
Questions
Asked often.
Straight answers to the things families and attorneys call us about first.
How long does a probate home sale take in Los Angeles County?
Most probate sales close in four to eight months from the petition. The range depends on whether the personal representative has full authority under the IAEA and whether the court must confirm the sale. The listing itself usually sells within about 30 days once the home is prepared; the rest is court time, which we schedule the listing around with your attorney.
Do the heirs need to clean out or repair the home before it sells?
No. We handle the clean-out, estate sale, repairs and any renovation, and we pay for it up front. The family's only job is to tell us which belongings matter to them so we can set them aside before the clear-out begins.
What does Restore to Get More™ cost the estate?
Nothing up front and no interest. We advance the renovation cost, the work is itemized and approved before it starts, and we are reimbursed from the proceeds at close. The estate typically nets an additional $60,000 to $100,000 compared with an as-is sale. If the numbers do not support a renovation for your home, we say so and sell it as-is.
What are court confirmation and overbids?
When the personal representative has limited authority, the accepted offer must be confirmed at a court hearing, and other buyers may appear and bid higher. The first overbid must exceed the contract price by 10% of the first $10,000 plus 5% of the balance. We prepare the overbid package, bring qualified backup buyers, and make sure the estate benefits if a bidding contest happens.
Can you sell a home that still has a tenant in it?
Yes. We handle all communication with the occupant, negotiate a move-out where possible, and oversee a counsel-led eviction when it is not. Some estate homes sell occupied to investors; others are worth more vacant and restored. We run both numbers for you.
What if the heirs disagree about selling?
The personal representative or trustee has the authority to sell, but we have found that most disagreements come from missing information. We give every heir the same video condition report, the same comps and the same itemized costs, so the decision is made on facts rather than memories of the house.
Talk to us about an estate
Tell us about the house.
No account, no obligation. Within one business day you will hear from Julio with a plan and a timeline.
2883 E. Spring Street
Long Beach, CA 90806
(562) 355-8060
[email protected]
Mon–Sat 9am–6pm · evenings by appointment
- Death certificate
- Letters of administration, or the trust documents
- Your attorney's name and contact, if you have one
- The property address
- Whether anyone is living in the home