Probate Real Estate

A simple letter arrived in the mailbox — one of those targeted mail pieces homeowners usually toss aside. This time, the husband took it inside, handed it to his wife, and they both stopped. They were living in Florida. The house was in Seattle. No local family to call. No trusted contacts to handle a property from afar. And a long list of questions that felt impossible to answer from thousands of miles away. She called. We started with one question: What worries you most? There’s a moment people don’t talk about: it’s not the forms or the listing photos that keep executors up at night — it’s the weight of responsibility. Who do you trust? What do you fix? What do you toss? And how much will every day of delay cost the estate? When we spoke, she said the thing everyone says quietly: “I don’t even know where to start.” That’s exactly where we began — not with a sales pitch, but with a plan. We sorted the real work from the noise The property needed practical, local work. There were tools in the big backyard shed, furniture in the house, and closets full of items that either needed to be kept or discarded. The yard needed attention so the outside photos would invite buyers in, not push them away. Here’s what we did, step by step: Small, timely moves. Big difference. Pricing that creates competition — and better results Instead of a safe, slow listing, we used a strategic pricing and showing plan: list slightly below market, allow buyer-broker showings for a few days, then hold off reviewing offers until day five. The psychology is simple: create urgency without desperation. It worked. Multiple offers came in. One was 8% over asking — and the seller accepted. Minimal work for the executor. Maximum peace of mind. Because we handled the operations locally, the executor never had to fly in. She signed three things and trusted us to do the rest: She did write checks for the landscaper and clean-out company — reasonable, transparent costs — and we coordinated everything else. The closing happened within three weeks of accepting the offer. The estate was funded, obligations met, and a major burden lifted. This is probate work done differently Not every probate sale follows the same script. Some homes need full estate sales. Some need repairs or a complete clean-out. But the underlying problem is the same: out-of-state executors and families need a local partner who understands both the practical work and the emotional weight of the process. What we provided wasn’t just a sale — it was a way to move forward. The Bigger Picture Not every probate story looks like this one.Some estates require full clean-outs, estate sales, or property repairs before they’re market-ready. Others just need someone trustworthy to be there when family can’t. Either way, that’s what we do —help families move forward, one home at a time. Because probate isn’t just about property.It’s about peace. Thinking about what to do with a property left behind?Let’s talk about your options — no pressure, just clarity.