Probate & Inherited Property Sales Specialist in Marin County, CA

Q.Do all the heirs have to agree to sell?

Not always. Once the court appoints a personal representative, that executor can often sell the home without unanimous sign-off from every heir. But when co-owners are on title and one refuses, the path of last resort is a partition action — a lawsuit that can force the sale.

My goal is to settle it long before that: a neutral appraisal, a fair buyout option, and honest conversations usually resolve it without a courtroom.

Q.Can I sell before probate is finished?

Usually the sale happens during probate, not after — that’s normal. What you can’t do is sell before the court grants someone the authority to act. We confirm your authority first, then list, then close once the court confirms.

Q.How long does a California probate sale take?

Plan for roughly nine months to over a year for a full court-supervised sale. California’s four-month creditor-claim period alone means distributions rarely happen before month seven. With full IAEA authority, a sale can move much faster. I’ll tell you which track you’re on at our first call.

Q.Will I owe a huge capital gains tax?

Often far less than people fear. Inherited property gets a step-up in basis — your cost basis resets to the home’s value on the date of death, not what your parent paid decades ago. Sell near that value and the taxable gain can be small or zero.

One costly mistake to avoid: never calculate from the original purchase price. This is exactly why I brief your CPA early.

Q.What about Prop 19 — won’t my taxes explode?

Prop 19 and capital gains are two separate systems. Prop 19 only affects ongoing property tax if you keep the home — if you don’t move in as your primary residence within a year, it’s reassessed to full market value. For families who sell, that reassessment risk is largely moot, and the step-up basis still applies.

Q.The house is full of stuff and needs work. Now what?

That’s the most common situation, not the exception. My team handles cleanout, light repairs, and staging so you don’t front cash or fly in. We sell it presentable rather than dumping it “as-is” at a discount — which, in Marin, almost always nets the estate more.

Q.Can the executor deduct expenses before splitting proceeds?

Generally yes — reasonable costs of repair, cleanout, and sale come out of the estate before heirs are paid. The key is documentation. I keep clean records of every estate-related cost so the accounting is transparent and no sibling feels shortchanged.

Q.I live out of state. Can you still handle this?

Completely. A large share of the estates I handle involve heirs scattered across the country. Between my vetted local team and remote document handling, many clients never set foot in the house until they choose to — or not at all.