Probate and Trust

We provide a current market value analysis based on today's market and the property's actual condition — not an automated estimate. You'll know what the property will realistically sell for before any decisions are made, along with a clear picture of its equity position.

For vacant or at-risk properties, we coordinate rekeying, boarding, and regular property checks to prevent deterioration and unauthorized entry.

We make direct contact with occupants and tenants — coordinating access, managing communication, and assisting with the tenant removal process when needed.

Before anything else, we help determine what happens to everything inside the property — whether that means coordinating an estate sale, arranging donations, or scheduling a full cleanout. Having a clear plan early keeps the process moving.

We walk the property and provide an honest assessment of its condition — identifying what needs attention, what is worth fixing, and what is best left as-is. Not every repair adds value, and we know the difference.

Once the plan is set, we manage everything needed to get the property market-ready — estate sales, trash-outs, repairs, maintenance, housekeeping, landscape cleanup, and specialty situations like firearm removal and vehicle removal.

We find the right buyer — one who understands probate timelines and is prepared to close. We list and market properties to obtain the highest and best price, with full documentation of the sales process from listing through close.

It depends on the authority granted to the estate. Under full authority, the property can be sold without a court hearing as long as proper notice is given to heirs. Under limited authority, the sale requires court confirmation before it can close. Your estate attorney will know which applies to your situation and we work with both.

It varies depending on the authority level and the property's condition. A full authority sale can close in a similar timeframe to a standard real estate transaction. A limited authority sale requires a court confirmation hearing, which typically adds several weeks to the timeline. We manage the process to keep things moving as efficiently as possible.

This is common. We make direct contact with occupants, assess the situation, and coordinate with your legal team on the appropriate next steps. Occupied properties require a proper process and we have handled many of them.

We help develop a plan for the contents early in the process, whether that means coordinating an estate sale, arranging donations, or scheduling a full cleanout. This is one of the first things we address so it does not delay getting the property to market.

No. There is no requirement to make repairs before listing. In some cases targeted improvements make sense and can meaningfully increase the sale price. In others, selling the property as is is the right call. We assess each property individually and give you an honest recommendation either way.

In most cases, Cooper Realty coordinates and covers the upfront costs of getting the property ready for market including cleanouts, repairs, maintenance, and preparation. Those costs are reimbursed from the sale proceeds at close, so the estate does not need to come out of pocket before the property sells.

Yes. Cooper Realty handles the real estate side of the process, but a licensed probate attorney is required to administer the estate. We work closely with estate attorneys throughout Northern California and can provide a referral if needed.

Person appointed by the court to manage the estate when there is no will, or when the named executor cannot serve. Has the same duties and authority as an executor.

A person or entity entitled to receive assets from an estate or trust. Must be notified of proposed estate actions and has the right to object to certain decisions.

The court hearing at which a judge approves the sale of estate real property. Required when the estate lacks full IAEA authority. Subject to overbidding by other buyers in open court.

The person named in a will to manage the estate. Once appointed by the court, receives Letters Testamentary granting legal authority to act on behalf of the estate.

A legal petition asking the court to confirm that property the decedent intended to place in their trust is in fact trust property, even if the formal transfer was never completed. Avoids full probate for the affected property.

Independent Administration of Estates Act. California law allowing personal representatives to sell estate real property without prior court approval, subject to the Notice of Proposed Action (NOPA) procedure.

Dying without a valid will. California's intestacy laws determine who inherits the estate's assets when there is no will.

Documents issued by the court granting the executor legal authority to act on behalf of the estate. Required to sign contracts and sell real property. Called Letters of Administration when there is no will.

Notice of Proposed Action. Written notice to all heirs and beneficiaries informing them of a proposed action such as a property sale under full IAEA authority. Heirs have 15 days to object before the action may proceed.

At a court confirmation hearing, any qualified buyer may make a higher offer than the accepted price.

Umbrella term for the person managing the estate, whether executor (with a will) or administrator (without). Responsible for inventorying assets, paying debts, and distributing the estate.

A court-appointed official who appraises the estate's non-cash assets as of the date of death. For real property, the referee's value sets the minimum acceptable sale price under court confirmation.

The person who takes over management of a trust after the original trustee dies, becomes incapacitated, or resigns. Carries the same fiduciary obligations as the original trustee.

A legal arrangement in which one party (the trustee) holds and manages assets for the benefit of another (the beneficiary). A revocable living trust avoids probate; an irrevocable trust generally cannot be changed once established.

A legal document stating how the decedent wishes their estate to be distributed. A will must go through probate. Only assets held in trust, in joint tenancy, or with designated beneficiaries pass outside of probate.