Probate Real Estate Broker in Los Angeles
My team and I help Personal Representatives (executors/administrators), heirs, and attorneys sell estate property with a neutral, court-savvy process—clear pricing, clean coordination, and weekly written updates. We offer end-to-end coordination to value, prepare, market, and sell estate property—fast and court-savvy.
How we help
No-cost property BPO/valuation with condition notes
Court-confirmation & overbidder concierge
Vendor orchestration: locks, insurance, utilities, clean-out, photo prep
Weekly updates to PR & counsel; predictable timelines
Process (10 steps): Letters → Authority → Property Review → Secure/Clean-out → Valuation → Strategy (retail vs. as-is) → List/Market → Offer Review → Court Confirmation (if required) → Close/Disburse
Why choose Nick
23+ years selling probate property across Los Angeles & the Valley.
Neutral, documentation-first process attorneys trust.
CADRE #01337329 • Direct line: 310-906-0055
Learn more about Nick
Service areas: Greater Los Angeles, Westside, Valley, Ventura, Santa Clarita.
FAQ
Do we need court confirmation? It depends on your letters (IAEA authority) and case specifics—I'll confirm with counsel before marketing.
How long does it take? A typical as-is sales: ~30–45 days to close; court-confirmation cases can add several weeks.
Can you help if occupants are still in the home? Yes—access, notices, and coordination are part of our SOP
Let’s Work Together
Going through a probate can feel overwhelming. You don’t have to figure it out alone.
Simply fill out the form or use one of the buttons below. I usually respond the same day (Mon-Fri) with simple next steps—no sales pressure, just clear guidance. If helpful, I can provide a no-cost BPO / CMA or a 24-hour Disposition Options Memo so you have the facts to work with. I serve Greater Los Angeles, Westside, Valley, Ventura and Santa Clarita.
*Real-estate guidance only; not legal or tax advice.
LA Probate Overbid Rules: Increments, Deposits & Courtroom Flow
Key Facts
Who: Personal Representatives (PRs), attorneys, bidders, listing agents
What: How court overbids work—minimum overbid formula, increments, deposits, and hearing flow
Where: Los Angeles County Superior Court (Probate); courtroom procedures vary—confirm with counsel
How long: Hearing itself ~10–20 minutes; adding it to the calendar can take 2–8+ weeks
Real-estate guidance only; not legal/tax advice. Follow your attorney’s instructions and the department’s posted rules.
Why overbids happen
In limited authority probate sales, the court invites the public to overbid the accepted (pre-hearing) offer at a confirmation hearing. This ensures the estate receives a price tested by open competition in front of the judge.
Minimum first overbid (the classic formula)
Courts commonly use:
Accepted price + 10% of the first $10,000 + 5% of the balance
Departments may round or set alternate rules, so your attorney should confirm the exact math and publish it in the notice of sale/hearing.
Example
Accepted offer: $800,000
10% of first $10,000 = $1,000
5% of remaining $790,000 = $39,500
Minimum first overbid = $840,500
Subsequent bids typically rise by the judge’s stated increment (e.g., $1,000–$5,000+).
Deposits (amount, form, payee)
Amount: Often 10% of the overbid price (verify with counsel).
Form: Cashier’s check; bring multiple checks if you intend to bid up.
Payee: As directed (estate or escrow). Confirm exact payee before the hearing.
Proof/ID: Bring government ID and any proof of funds if requested.
What bidders should bring
Cashier’s check(s) for the required deposit and likely increments
Government photo ID
Any courtroom-specific forms
Agent/attorney support (optional but helpful)
Courtroom flow—step by step
Call of the matter: Judge confirms case and the accepted offer.
Terms on the record: As-is, deposit %, closing timeline, commissions.
Minimum overbid announced and bid increment stated.
Bidding: Qualified bidders compete; clerk tracks high bid.
Sale confirmed to the highest qualified bidder.
Paperwork & deposit: Winner signs; deposit delivered/adjusted.
If buyer fails to close: Deposit may be forfeited; estate may pursue the next highest or re-calendar.
Preparing the estate for confirmation day
Publish rules early: Overbid formula, deposit %, payee, hearing details.
Qualify overbidders: Request cashier’s checks in advance, verify ID.
Set expectations: Typically as-is, no contingencies, court-driven timeline.
Logistics: State exact meeting location, parking, and check-in instructions.
Agent’s role (how I help)
Overbidder concierge: Education, verification, and outreach
Hearing brief: One-page summary of increments/terms for judge/clerk
Post-hearing: Escrow instructions, deposit handling, timeline tracking
IAEA Authority Explained: Full vs. Limited & What It Means for Selling
Key Facts
Who: PRs, attorneys, heirs, listing agents
What: California’s Independent Administration of Estates Act (IAEA) and how Full vs Limited authority changes the sale plan
Where: Los Angeles County practice, subject to judge/department specifics
How long: Full often enables standard escrows (~30–45 days); Limited typically adds confirmation-lead time
Real-estate guidance only; not legal/tax advice. Authority and notices are attorney-directed.
The big picture
IAEA allows a PR to act with less court supervision. The letters of administration specify Full or Limited authority, and that designation largely dictates your sale roadmap.
Full authority (what it enables)
Sell without court confirmation if no timely objection.
Use a Notice of Proposed Action (NOPA) to inform interested parties.
Market normally (MLS), accept the best offer, and close after notice period.
Upsides: Faster, financing-friendly, flexible negotiations.
Compliance: Serve NOPA properly; track notice windows; honor any bond/restrictions; keep heirs informed to avoid objections that could force a hearing anyway.
Limited authority (what it requires)
Court confirmation generally required.
Overbid opportunity at hearing; deposit and increments per court.
Market can proceed, but closing waits for confirmation.
Impacts: Longer timeline; some buyers won’t wait; terms are tighter (as-is, deposit-ready).
Choosing strategy by authority
With Full: prioritize clean, fast execution; consider light prep only if ROI-positive.
With Limited: plan overbid outreach, publish rules early, pre-qualify bidders, and set court-friendly terms.
In both cases: build a Disposition Options Memo with net sheets and a clear timeline for counsel and the PR.
Common questions
Can Full still require confirmation? Yes—if there’s an objection or a court order.
Can Limited be upgraded to Full? Ask counsel; depends on case posture and judicial discretion.
What about trust estates? Different rules; many trust sales mirror Full-authority dynamics.