Probate Realtor in Pasadena & Los Angeles County: How I Help Families Navigate Probate, Trust Sales & Remote Transactions

If you're looking for the best probate real estate agent in Pasadena or Los Angeles County, my specialty is guiding families through the most difficult moments of selling a loved one's home. With 13+ years of experience, $200M+ sold, and a decade of probate and trust expertise, I've handled everything from multi-heir conflicts to fully remote sales where the seller never sets foot in California.

This article is designed to help you understand what probate really looks like, how to avoid the biggest mistakes families make, and how my team project-manages everything — from cleanup to renovations — even when heirs live in another state.

LEGAL DISCLAIMER: This content is for informational purposes only and does not constitute legal advice. Probate laws, court procedures, and estate settlement requirements vary by jurisdiction and individual circumstances. Always consult with a qualified probate attorney licensed in California for advice specific to your situation. Justin Borges (DRE# 01950399) is a licensed California real estate professional, not an attorney, and does not provide legal counsel.

Featured Snippet Summary

A probate sale in Pasadena requires court timelines, disclosures, a specialized Realtor, and a process designed for heirs. As a probate and trust specialist with 10+ years of experience, I guide families through attorney coordination, repairs, deferred maintenance, court requirements, and fully remote sales. My team handles everything from cleanup to renovations — often with contractors who defer payment until closing — making it possible for heirs to sell without being local.

My Probate Origin Story: "Mr. Handy" and the Hardest Case I Ever Handled

My probate and trust specialization began about a decade ago with a client I'll call Mr. Handy. He had an extremely complicated trust situation. His previous realtor had misadvised him, overlooked key trust requirements, and actually made things worse.

That was the moment I realized something:

"I'm not someone who's afraid to ask for advice. I align myself with trusted attorneys, advisors, and partners whose only goal is doing what's best for the client."

So I leaned on experts. I got guidance. I asked questions. Together, we navigated one of the most complex trust transactions I had ever seen.

Not only did we solve it — we ended up successfully selling two homes for him.

That experience changed my entire career trajectory. It showed me how underserved probate and trust families were — and how much they needed someone who would carefully shepherd them from start to finish instead of rushing the process or making recommendations that weren't in their best interest.

From that point forward, probate became one of my deepest specialties.

Why Families Choose Me for Probate & Trust Sales

1. I give the same advice I would give my own family

This is central to how I operate. Probate already comes with emotion, stress, and uncertainty. The last thing families need is pressure or sales tactics.

"I never pressure anyone to do anything outside of what makes the most sense for them, their family, and the probate or trust at hand."

Some families need time. Some need a full remodel. Some need to sell immediately. Some need help coordinating between multiple heirs.

My job is to advise with clarity, strategy, and empathy — not influence decisions for the sake of a listing.

2. I understand deferred-maintenance homes better than anyone

Many probate homes haven't been updated in decades. This is where my architectural expertise, project management skills, and contractor network become invaluable.

We know:

• what repairs actually matter
• what buyers in Pasadena pay more for
• what updates deliver a 3–7x ROI
• how to preserve character elements for maximum value
• how to prep a home even when heirs never visit

This is especially important in Pasadena, where character homes require a very specific approach.

3. I have relationships with contractors who defer payment until closing

This is a huge advantage for families with limited resources. My vendors frequently allow:

• ✔ work now
• ✔ pay when the home sells
• ✔ no upfront costs

This includes:

• landscaping
• painting
• cleanup
• light remodels
• repairs
• trash-out services
• staging
• safety fixes

For probate families, this can be the difference between selling at a discount… or gaining $50K–$250K+ in added value.

4. I'm one of the few Pasadena Realtors who handles FULLY remote probate sales

Many heirs are:

• out of the area
• out of state
• or even out of the country

They can't fly to California. They don't know who to trust locally. And many don't understand what to do next.

This is where my team steps in completely.

The Maine Client: A Verified Fully Remote Probate Success Story

One of my most meaningful probate clients lived in Maine. They flew to California once to interview realtors. After we explained our remote process, they chose us — and never had to return.

We handled:

• weekly Zoom calls
• video walkthroughs
• phone updates
• traffic & offer reports
• DocuSign coordinating through their attorney
• all repairs & prep
• cleanup & landscaping

For non-tech-savvy heirs, we:

• help set up email
• coordinate signing through attorneys
• walk them through the process by phone
• simplify everything so they never feel lost

And yes — their home sold for $145,000 over asking.

They called the experience "stress-free," which is the highest compliment a probate specialist can receive.

How I Navigate Multi-Heir Situations & Family Conflict

Probate often comes with:

• siblings who disagree
• heirs in different states
• unclear executors
• distrust
• emotional attachment
• anxiety about being taken advantage of

My role is to:

• mediate calmly
• communicate transparently
• give every heir clarity
• provide equal information
• break down timelines
• help families understand their options
• never escalate conflict

Examples of where I help:

• Two siblings want to sell, one wants to keep
• One heir wants to remodel, others want to sell as-is
• One sibling lives across the country
• One heir distrusts the others
• Family members don't agree on price
• Someone fears court confirmation delays

I don't take sides. I don't pressure. I give facts, timelines, and market guidance — and let them make the best decision for their family.

Understanding the Probate Process in California (Simple Breakdown)

Probate can be overwhelming, but the process itself is fairly structured. Here's the clear version heirs always tell me helped them feel less stressed:

Step 1: Filing with the court

The family files probate with the court. The judge appoints an executor or administrator.

Step 2: Probate attorney engagement

Most families hire a probate attorney. I work side-by-side with your attorney to streamline communication, disclosures, and documentation.

Step 3: Home inspection & property assessment

I help assess:

• condition
• needed repairs
• safety issues
• market value as-is
• projected value after improvements

Step 4: Decide whether to sell as-is or improve

I provide:

• ROI estimates
• contractor bids
• timelines
• project management options
• cash vs. traditional buyer strategies

Step 5: Prepare the home

Depending on the property, this may include:

• trash-out
• cleaning
• painting
• landscaping
• staging
• minor or major repairs
• full project management

Step 6: Go on market

We use:

• curated photography
• Pasadena architectural staging
• buyer-targeted marketing
• price strategy designed to create urgency

Step 7: Review offers

I break down:

• highest price
• strongest terms
• fastest timelines
• least risk

Step 8: Court confirmation (if required)

Many probate sales do not require court confirmation, especially:

• if the trust is properly structured
• if the court grants full IAEA authority

If court confirmation is needed, I guide the family through:

• overbid process
• court calendar
• buyer qualification

Step 9: Sale closes & distribution occurs

Funds are distributed according to the will, trust, or court order. I stay involved until the last document is signed.

Why Probate Homes Often Require Special Project Management

Probate homes usually come with:

• deferred maintenance
• outdated systems
• safety hazards
• unknown repairs
• mold, termite, roof issues
• untouched landscaping
• old plumbing/electrical
• missing smoke detectors
• city violations

This is where my team excels.

Pasadena-Specific Considerations

Because of Pasadena's architectural inventory, it's crucial to know:

• which repairs add huge value
• which repairs aren't worth doing
• how to handle character homes
• how Pasadena's pre-sale inspection process works
• who to call for historic systems
• which buyers pay more for original features

This is the entire reason one of my earliest probate experiences — my sale in Casa Grande off Sinaloa — was so educational. That home had:

• major foundation issues
• multiple city violations

We had to navigate Pasadena's pre-sale inspection process in detail. It taught me:

"A Pasadena seller needs someone who understands the city's systems and the right people to call."

This knowledge is now a core part of how I help probate families.

Remote Probate Sales: My Exact Process

1. One conversation with me

We discuss:

• your situation
• your timeline
• your goals
• who the heirs are
• what the home needs

2. Keyholder authorization

You authorize my team to enter the property.

3. Full video documentation

We send:

• room-by-room tours
• repair assessments
• yard videos
• safety notes
• improvement recommendations

4. Weekly updates

Depending on your preference:

• phone calls
• Zoom meetings
• text updates
• emailed reports

5. Project management

We coordinate:

• cleanup
• painting
• repairs
• remodels
• staging
• photography
• landscaping

Often with deferred payment until closing.

6. Offer review

We break down everything clearly so heirs can make the best decision.

7. Close without ever flying in

This system is the reason families call me when they:

• live out of state
• can't travel
• are grieving
• don't know where to start

It removes every point of stress.

FAQ: Probate & Trust Sales in Pasadena & LA County

Do I need to be in California to sell a probate home?

No. I specialize in fully remote probate sales. You can sell from anywhere in the U.S.

Do probate homes require repairs before selling?

Not always. I'll show you the ROI for both options. Some repairs add major value; others don't matter. Many families choose light improvements with deferred payment.

Can you help if multiple heirs disagree?

Yes. I provide transparent communication and neutral guidance so everyone has clarity.

Do you work with probate attorneys?

Absolutely. I have strong relationships with multiple attorneys across LA County and work side-by-side with whoever you choose.

How long does a probate sale take?

Most take around 90–150 days, depending on court timelines and whether court confirmation is needed.

Can you help if the property has major issues (foundation, mold, violations)?

Yes — this is one of my areas of expertise, especially in Pasadena.

Do you charge upfront for project management?

No. Many of our vendors allow payment at closing.

What's the difference between probate and trust sales?

Probate sales involve court oversight when someone dies without a trust or with assets outside their trust. Trust sales can typically proceed without court involvement, making them faster and more private. However, both require specialized knowledge of estate settlement processes.

How much does it cost to sell a probate property in Pasadena?

Costs typically include real estate commission (5-6%), probate attorney fees (set by California statute based on estate value), court filing fees, property preparation costs, and closing costs. On a $1M estate, expect $50-60K in commission and $23K in statutory attorney fees. I provide detailed cost breakdowns during our initial consultation.

If You've Inherited a Pasadena or LA County Home, Here's What To Do Next

Before you clean anything, repair anything, or sign anything — talk to me.

A 15-minute call can save you thousands and prevent irreversible mistakes.

Whether you decide to:

• sell
• keep the home
• remodel
• rent
• or wait

I'll give you clear, pressure-free advice based on 10+ years of probate specialization.

You'll know:

• ✅ Your options
• ✅ The timelines
• ✅ Exactly what the home is worth
• ✅ What repairs matter
• ✅ How to avoid costly mistakes

Contact Justin Borges — Probate & Trust Realtor

📞 (323) 684-4421
📧 justin@lametrohomefinder.com
🌐 lametrohomefinder.com
📷 Instagram: @justinborges_larealtor
🏷 Pasadena Vibes: @pasadenavibes
🏢 eXp Realty
680 E Colorado Blvd, Pasadena, CA 91101

Learn more about my approach to Pasadena real estate and browse our complete resource library.

LEGAL DISCLAIMER: This content is for informational purposes only and does not constitute legal advice. Probate laws, court procedures, and estate settlement requirements vary by jurisdiction and individual circumstances. Always consult with a qualified probate attorney licensed in California for advice specific to your situation. Justin Borges (DRE# 01950399) is a licensed California real estate professional, not an attorney, and does not provide legal counsel.