Losing a loved one is never easy, and if you’ve been named the executor of their estate, you may find yourself facing overwhelming responsibilities—especially if a house is involved. The probate process can be complex, and making the right decisions early on can save you time, money, and stress.
A key player in this process? A realtor experienced in probate sales. The right real estate professional can help you protect the home’s value, handle legal and financial responsibilities, and guide you through each step of selling or maintaining the property.
Here’s what you need to know about the probate process, your role as an executor, and how a realtor can help you navigate it smoothly.
What Is Probate?
Probate is the legal process of settling a deceased person’s estate, which includes distributing assets and paying off debts. If the estate includes a house, it cannot be sold or transferred until the court gives permission—this is why probate real estate sales require special attention.
The probate process generally involves:
✅ Validating the will (if there is one)
✅ Appointing an executor (or administrator if there is no will)
✅ Paying debts, taxes, and expenses
✅ Distributing the remaining assets
This process can take months or even years, depending on the complexity of the estate. If the home is the primary asset, managing and selling it properly is one of your most important duties as executor.
First Steps: What to Do When You Inherit a Home in Probate
Once you’ve been appointed as the executor, your immediate focus should be on securing and maintaining the home while navigating the probate process. Here’s what to do:
1. Secure & Maintain the Property
An unoccupied home can quickly deteriorate and become a target for vandalism or break-ins. You should:
🔹 Change the locks and secure the premises.
🔹 Maintain landscaping to avoid HOA violations or attracting unwanted attention.
🔹 Keep utilities on to prevent issues like burst pipes in winter.
🔹 Notify the homeowner’s insurance company—many policies become void when a home is vacant.
2. Contact a Realtor Experienced in Probate Sales
A probate-certified real estate agent can help you understand the local market and guide you through court requirements. The sooner you consult a professional, the better—this ensures you make informed decisions about the home’s value, maintenance, and sale strategy.
A skilled probate realtor will:
✔️ Help determine the home’s market value.
✔️ Advise on whether to sell, rent, or keep the property.
✔️ Recommend repairs or improvements (if they will increase value).
✔️ Guide you through court-ordered procedures for selling probate property.
3. Manage Debts, Creditors & Mortgage Payments
Many homes in probate still have an active mortgage, property taxes, or outstanding debts. As executor, you must:
🔹 Contact the mortgage lender to inform them of the owner’s passing.
🔹 Determine if mortgage payments are still due—if so, keep them current to avoid foreclosure.
🔹 Notify creditors and pay off valid debts using estate funds.
🔹 Work with an estate attorney if there are multiple claims against the estate.
4. Decide: Sell, Improve, or Hold?
One of the biggest decisions you’ll make is whether to sell the home as-is or make improvements to increase its value. Your realtor can assess:
✔️ What repairs or updates (if any) are worth the investment.
✔️ How much you can sell the home for in its current condition.
✔️ The pros and cons of selling quickly vs. waiting for the best market conditions.
In many cases, minor improvements like deep cleaning, staging, or fresh paint can boost the home’s appeal without a huge expense. However, major renovations may not be worth it, especially if the estate needs to settle quickly.
5. Plan for an Estate Sale
If the home is filled with furniture, personal belongings, and valuables, an estate sale company can help liquidate these assets. A realtor experienced in probate sales often has trusted connections with reputable estate sale professionals.
Estate sale companies can:
✔️ Organize and appraise items.
✔️ Host an in-person or online sale.
✔️ Clear out the home efficiently before listing it.
Why Hiring a Realtor Early Can Save You Time & Money
A home in probate comes with unique challenges, and working with a specialized realtor can prevent costly mistakes. Here’s why hiring a probate real estate agent early in the process is so valuable:
🔹 They help you price the home correctly—avoiding overpricing (which delays sales) or under pricing (which costs the estate money).
🔹 They guide you through probate court requirements, ensuring a legally compliant sale.
🔹 They connect you with trusted estate sale companies, contractors, and legal professionals to streamline the process.
🔹 They help you navigate emotional family dynamics by acting as a neutral third party.
🔹 They market the home effectively, finding buyers quickly while maximizing its value.
Many executors make the mistake of waiting too long to involve a real estate expert, leading to unnecessary delays and financial losses for the estate.
Final Thoughts: Take Action Early
If you’ve been named the executor of an estate with a home, don’t wait until the last minute to figure out what to do. Securing the property, consulting with a probate realtor, and managing financial obligations early on will make the process smoother for everyone involved.
💡 The right probate-certified realtor can guide you through each step—helping you navigate court processes, maintain the property, and ultimately sell the home for the best possible value.
If you need help understanding your options or selling a probate property, reach out today. Having an expert on your side can make all the difference!