Sellers
Selling an Inherited Home in Long Beach
You're grieving and suddenly in charge of a house. I'll help you and your family take it one step at a time.
I'm a real estate broker, not an attorney or tax advisor. Probate, trust and tax questions go to an estate attorney and a CPA. I'm happy to refer you to people I trust.
Working with the family and the estate
Before anything can be sold, someone needs the legal authority to sell it. Who that is depends on how the home was held: in a trust, through a will and probate, or another way. An estate attorney can tell you which path you're on in one meeting.
If the home went through a trust, the successor trustee can usually sell without going to court. If it goes through probate, the court appoints an executor or administrator, and the process often takes many months. Some sales need court confirmation, where other buyers can bid in court. Since April 2025, California has a simpler court process for a primary residence worth $750,000 or less. Ask your attorney if it applies.
Documents to gather
- Death certificate (order several certified copies)
- The will or trust, and any amendments
- The grant deed or trust transfer deed for the home
- Latest mortgage statement, HELOC or reverse mortgage statement
- Property tax bill and homeowners insurance policy
- HOA contact and dues, if any
- Utility accounts: water, power, gas, trash
- Names and contact info for every heir or beneficiary
Family checklist
- Choose one point person to talk to the attorney, me and the escrow officer
- Agree early: sell, keep, or one heir buys out the others
- Ask your CPA about taxes before you decide (stepped-up basis, Prop 19)
- Set a date for family to pick up keepsakes
- Put decisions in writing and share them with everyone
Preparing a home that may need work
Inherited homes are often older, full of belongings, and haven't been updated in years. That's normal. You don't have to fix everything. Often a good clean-out and a few repairs beat a big remodel.
Protect the house first
- Change the locks and collect every key and garage remote
- Call the insurance company. Many policies limit coverage when a home sits empty
- Keep power, water and gas on for showings and inspections
- Forward the mail and stop newspapers and deliveries
- Keep up the yard and check the house every week
- Keep paying the mortgage, taxes and insurance until escrow closes
- Ask your attorney before you spend estate money
Get it ready to sell
- Remove valuables, papers and keepsakes first
- Book an estate sale, donation pickup and junk haul
- Deep clean, then walk through it with me
- Decide: fix it up, light refresh, or sell as is. I'll show you what each would likely net
- Consider a pre-listing inspection so there are fewer surprises in escrow
Getting it sold without extra stress
The goal is a clean sale at the right price, with as few family meetings as possible. I'll keep everyone informed with a short update each week.
What to expect
- Talk to an estate attorney and confirm who can sign.
- I visit the home and give you a value range for each option: as is, light refresh, fixed up.
- Clean-out and any repairs.
- Photos, listing and showings. I handle access so no one has to be there.
- Offers. I lay them out side by side for the family.
- Escrow. In probate, court confirmation may add time.
- Close, and the money goes where the estate attorney directs.
Frequently asked questions
Can I sell a house that's still in probate?
Often yes, once the court appoints the executor or administrator. Your estate attorney will tell you what's allowed and whether the sale needs court approval.
Do I have to fix the house before selling?
No. Many inherited homes sell as is. I'll show you what you'd likely net each way so the family can decide.
What if one of us wants to keep the house?
One heir can often buy out the others. Your attorney handles the paperwork. I can give you a value so the buyout price is fair.
Will we owe taxes when we sell?
That's a question for your CPA. Ask about stepped-up basis and Prop 19 before you decide what to do.
I live out of state. Can you handle it?
Yes. I can coordinate the clean-out, repairs, showings and paperwork, and keep you updated by phone and email.
Request sent
Thanks. Here's your checklist.
I'm sorry for your loss. I'll follow up personally within a day.
Open my printable checklistRather talk it through?
Book a 15-min call