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Probate & Trust Real Estate
When a home is tied to Probate, a Trust, or an Inherited Estate, the sale is rarely only about real estate. You do not have to navigate the property side alone.
Certified Probate & Trust Specialist CA DRE #02211082
Probate and Trust properties come with different responsibilities, timelines, and decisions. Start with the path matching the property you are handling, then work through the practical steps one at a time.
Krissy provides real-estate guidance related to probate, trust, and inherited property. She does not provide legal, estate-planning, tax, accounting, or financial advice. Probate and trust matters are fact-specific. Please consult qualified California legal and financial professionals regarding your circumstances.
I understand the lane you are in
You may be sorting through years of belongings, balancing family expectations, managing deadlines, or handling everything from another city or state. Somewhere in the middle of all of it sits a house requiring decisions.
My job is to make the real estate portion more organized, visible, and manageable, one clear step at a time.
Calm guidance.A California reality worth understanding
A Will alone does not necessarily keep real estate out of Probate. Trust Ownership, Survivorship Rights, Beneficiary Designations, a valid Transfer-on-Death Deed, the date of death, and the property's value may all affect the available process.
For a person who died on or after April 1, 2025, California may allow a simplified Court Petition for the decedent's California Primary Residence when its value does not exceed $750,000. Eligibility and other requirements still matter.
Many SoCal homes exceed that limit. When no effective Nonprobate Transfer applies and the estate does not qualify for a simpler procedure, Formal Probate may be required.
California sets ordinary compensation schedules for the Personal Representative and the representative's Attorney. Those calculations are based on Estate Value and generally do not subtract mortgages or other property obligations.
The practical takeaway: Property owners should review title and estate-planning documents with a qualified California attorney before a crisis. Families handling a property after a death should get legal advice early so the correct transfer process can be identified.
General educational information only. Krissy Graham is a California REALTOR® and Certified Probate & Trust Specialist, not an attorney, tax professional, or legal adviser.A steady merge back to clear road
You do not need to solve the whole property today. We identify the next right decision, then the one after it.
Identify who may act, who must be informed, and which questions belong with the attorney or court professional.
Open property guide →Bring the property facts, records, access details, and known obligations into one organized place.
Open property guide →Protect the home, document its condition, and address immediate concerns before making larger decisions.
Open property guide →Compare as-is, cleaning, repair, update, and contents options before spending estate or trust resources.
Open property guide →Keep responsibilities visible so legal, tax, property, vendor, and family questions reach the right professional.
Open property guide →Move from property preparation through marketing, offers, inspections, closing, and the final handoff.
Open property guide →
The right professionals in the right roles
I am a California REALTOR® and Certified Probate & Trust Specialist. I handle the property strategy and real estate transaction. I do not provide legal, tax, or accounting advice.
When those questions arise, I work respectfully with the personal representative, trustee, attorney, accountant, fiduciary, escrow, title, and other professionals involved.
One coordinated property plan. Clear responsibilities. Fewer loose ends.“You do not have to solve the entire property at once. We start with the next right step.”
Krissy Graham · Your SoCal REALTOR®
Professional affiliations and fair-housing commitment