Why Probate Properties Are Worth Finding
Probate properties often sell 10-15% below market value because estates prioritize speed over maximum price. For buyers willing to navigate longer timelines and court procedures, these properties represent genuine opportunities in California's competitive real estate market.
But finding them requires knowing where to look. Unlike traditional listings that appear on every real estate website, probate properties often fly under the radar. Some never hit the public market at all. The best probate deals often go to buyers who have relationships with agents actively working with probate families, not those searching public databases.
Here are the six most effective methods for finding probate properties in California, ranked by accessibility and effectiveness.
| Method | Best For | Time Investment | Cost | Off-Market Access |
|---|---|---|---|---|
| MLS Searches | Beginners | Low | Free (with agent) | ❌ No |
| Court Records | Serious investors | High | Free | ✅ Research only |
| Legal Newspapers | Systematic investors | Medium | $50-100/mo | ✅ Research only |
| Attorney Networks | Relationship builders | High | Free | ✅ Sometimes |
| Lead Services | Investors/flippers | Low | $50-200/mo | ✅ Contact info only |
| Probate Agent (Seller Side) | Everyone | Low | Free | ✅ Pre-market access |
Method 1: MLS Searches with Probate Filters
Best for: Buyers working with agents, easiest entry point
The Multiple Listing Service (MLS) remains the most accessible source for probate properties. In Los Angeles County alone, Zillow currently shows 60-70 active probate listings at any given time.
How to search:
Ask your agent to set up alerts for "probate sale" or "court confirmation" keywords
Filter by "as-is" condition (many probate sales are as-is)
Look for longer days-on-market listings (probate timeline delays)
Check listing remarks for terms like "IAEA," "court confirmation required," or "overbid"
Pro tip: Properties listed as "estate sale" may or may not be probate. Some trusts also use this terminology. Confirm with the listing agent whether court confirmation is required before investing time in the property.
For a complete explanation of the buying process once you find a property, see our Complete Guide to Buying a House in Probate in California.
Method 2: County Probate Court Records
Best for: Serious investors willing to do research, finding properties before they list
California probate court records are public. With some effort, you can identify properties entering probate before they hit the MLS.
Los Angeles County Probate Court
Online Access: lacourt.org/casesummary/probate
In-Person: Stanley Mosk Courthouse, 111 N. Hill Street, Los Angeles
Pasadena Branch: 300 E. Walnut Street, Pasadena
What to Look For
Petitions for Probate (form DE-111)
Inventory and Appraisal filings (lists all estate assets including real property)
Notice of Proposed Action (indicates upcoming sale)
Petition for Confirmation of Sale (property already under contract)
Important: Court records show estate filings, not property listings. You'll need to cross-reference with county assessor records to identify specific properties, then contact the estate's personal representative or their attorney.
Other Major California Counties
Orange County: occourts.org/online-services/case-access
San Diego: sdcourt.ca.gov/probate
Sacramento: services.saccourt.ca.gov/PublicCaseAccess/Probate
Method 3: Legal Newspapers and Public Notices
Best for: Systematic investors, finding properties during the required notice period
California law requires estates to publish certain probate notices in newspapers of general circulation. These legal notices often appear 2-4 weeks before court hearings.
Key Publications for Los Angeles County
Los Angeles Daily Journal
Metropolitan News-Enterprise
Daily Commerce
Local newspapers in the property's jurisdiction
What to Look For
"Notice of Petition to Administer Estate" (early stage, property may be months from sale)
"Notice of Sale of Real Property" (property actively being marketed)
"Notice of Proposed Action" (IAEA sale about to close, 15-day objection period)
Pro tip: Many legal newspapers now offer online searchable archives and email alerts. Setting up keyword notifications for "real property" or specific zip codes can surface opportunities before they appear on the MLS.
Method 4: Probate Attorney Networks
Best for: Buyers seeking off-market opportunities, willing to build relationships
Many probate properties sell through private networks before ever being publicly listed. Probate attorneys often know which estates have real property and which personal representatives want quick, quiet sales.
How to build these relationships:
Attend local bar association probate section meetings
Connect with estate planning attorneys who handle administration
Develop relationships with professional fiduciaries who manage estates
Work with a probate-specialized real estate agent who already has these connections
This approach requires patience and relationship-building, but it's how many of the best deals happen, especially for properties where families want to avoid public court confirmation hearings.
Method 5: Probate Lead Services
Best for: Investors and flippers who want data delivered, willing to pay for efficiency
Several companies compile probate filings across California counties and sell lead lists to real estate professionals and investors.
What these services provide:
Decedent name and last known address
Personal representative (executor/administrator) contact information
Filing dates and case numbers
Sometimes property addresses (when identifiable from records)
Considerations:
Costs typically range from $50-200+ per county per month
Data quality varies. Some services provide more complete information than others
You're competing with other subscribers who receive the same leads
Many leads don't include real property or the property has already been addressed
Important note: These services are designed for people who want to contact personal representatives about selling, not for buyers looking to purchase already-listed properties. If you're an individual buyer rather than an investor, methods 1-4 are more appropriate.
Method 6: Working with a Probate-Specialized Agent
Best for: Buyers who want expertise without doing the legwork themselves, and access to properties others never see
A real estate agent who specializes in probate transactions offers several advantages. But the most significant advantage comes from agents who represent both buyers AND sellers in probate.
Why Dual Representation Matters
Most agents who claim "probate expertise" only represent buyers searching the MLS like everyone else. But agents who actively work with probate families on the seller side have something others don't: a pipeline of properties that buyer clients can access before public listing.
At The Borges Real Estate Team, we work with dozens of probate families annually. When those families decide to sell, and they're open to pre-market offers, our buyer clients hear about it first. No MLS competition. No overbidding wars. Just direct access to motivated sellers who want a smooth, quiet transaction.
What a probate specialist provides:
Pre-market access: First look at properties from families we represent, before public listing
MLS alerts filtered for probate properties matching your criteria
Weekly monitoring of court filings in target areas
Relationships with probate attorneys who share upcoming opportunities
Understanding of which properties require court confirmation vs. IAEA authority
Experience navigating the overbidding process
Knowledge of realistic timelines and potential complications
Questions to Ask a Potential Probate Agent
Do you represent probate sellers, buyers, or both?
How many probate families do you work with annually?
Do your buyer clients get pre-market access to your seller listings?
How do you find off-market probate opportunities?
Have you attended court confirmation hearings? How many?
What's your process for helping clients prepare for overbidding?
Real Example: Earlier this year, I identified a Pasadena condo through court filing monitoring. The Inventory and Appraisal had just been filed, but no listing existed yet. I reached out to the estate's attorney, who I'd worked with on a previous transaction. My investor client submitted an offer before the property was ever marketed publicly. We closed at $1.2 million, approximately 12% below comparable sales, with no overbidding competition.
"Justin's court monitoring found this property weeks before it would have hit the MLS. By the time other investors knew about it, we were already in escrow."
Investment Buyer, Pasadena Condo
Where NOT to Look for Probate Properties
Avoid these common mistakes:
Generic "distressed property" websites: Many sites that claim to list probate properties actually show foreclosures, tax liens, or outdated data scraped from public records.
National auction sites: While some probate properties do sell at auction, most California probate sales occur through traditional real estate channels or court confirmation processes.
"Wholesale" property lists: Wholesalers sometimes market probate leads, but their information is often the same data you could access directly through court records, with a markup.
The Los Angeles County Advantage
Los Angeles County processes more probate cases than any other county in California, over 15,000 annually. This volume creates consistent deal flow for buyers who know how to find properties.
High-opportunity areas in LA County:
Highland Park/Eagle Rock: Older housing stock, longtime owners, significant renovation potential
Pasadena: Estate properties from multi-generational families
San Fernando Valley: Volume of single-family homes entering probate
South LA: Below-market pricing with strong rental demand
The key is systematic searching combined with patience. Probate properties appear consistently, but the timeline from finding an opportunity to closing can span 4-12 months.
Ready to Find Probate Properties?
Finding probate properties is the first step, but buying them successfully requires understanding court confirmation procedures, overbidding rules, and the patience to navigate extended timelines.
The fastest path to probate properties? Work with an agent who represents probate families directly. Because we work with dozens of families annually on the seller side, our buyer clients get pre-market access to properties before they hit the MLS, while other investors are still searching court records.
If you're serious about buying probate property in Los Angeles County, I can help you access opportunities through our seller pipeline, court filing monitoring, attorney network, and MLS alert systems.
Frequently Asked Questions
Can I find probate properties on Zillow or Redfin?
Yes, but with limitations. Zillow and Redfin display MLS listings, so properties marked as probate sales will appear. However, their search filters don't specifically isolate probate properties. You'll need to search keywords or work with an agent who can set up proper MLS filters.
How do I know if a property is probate before contacting the seller?
Check the listing remarks for terms like "probate sale," "court confirmation required," "subject to court approval," "IAEA," or "estate sale." You can also search the county probate court records using the property address or owner name to find associated case filings.
Are probate properties always listed below market value?
Not always, but often. Estates typically price properties to sell quickly rather than maximize price. However, if a property receives multiple offers or goes to court confirmation with overbidding, the final price may approach or reach market value.
How long does it take to find a probate property?
This varies based on your criteria and search intensity. Investors who monitor court filings weekly and work with probate-specialized agents typically find suitable properties within 2-4 weeks. Buyers with specific location or property requirements may need to search for several months.
Can I contact the estate directly if I find a property in court records?
Technically yes, probate records are public. However, many personal representatives prefer working through real estate agents, and direct contact can feel intrusive during a difficult time. Working with an agent who has existing relationships often produces better results.
About the Author
Justin Borges is the founder of The Borges Real Estate Team, specializing in probate and trust real estate throughout Los Angeles County. With 13+ years of experience and over $200 million in career sales, Justin represents both probate families selling estate property AND buyers looking for probate opportunities, which means his buyer clients get pre-market access to properties others never see.
DRE# 01940318 | eXp Realty of Greater Los Angeles
Call: (213) 262-5092
Email: justin@theborgesrealestateteam.com
