How to Sell a House in Probate Without a Realtor in California

Saving 5-6% in Commissions on a Probate Sale

When you're selling a house through probate, every dollar matters. The estate has bills to pay — attorney fees, court costs, outstanding debts — and a 5-6% real estate commission on a $700,000 LA property means $35,000-$42,000 less for the heirs.

The question is: can you sell a probate property without a realtor? The answer is yes — but you need to understand the rules.

When You Can Sell Without a Realtor

Full Authority (IAEA) Estates If the executor has full authority under the Independent Administration of Estates Act, selling without a realtor is straightforward:

• The executor can negotiate directly with buyers
• No court confirmation hearing required (in most cases)
• Must send Notice of Proposed Action to all heirs
• 15-day waiting period before completing the sale

Limited Authority Estates Even without IAEA authority, you can sell without an agent — but the court confirmation process applies:

• You'll need a probate referee appraisal
• The offer must be at least 90% of appraised value
• A court hearing is required, and overbidding is allowed
• The process is more complex without professional guidance

Step-by-Step: Selling Probate Property Without an Agent

Step 1: Get the Property Appraised Hire a certified appraiser to establish fair market value. For court-confirmed sales, the probate referee assigned by the court will provide the official appraisal.

Step 2: Market the Property Without an agent, you'll need to find buyers yourself:

• **Cash buyer companies** like Fellow Homes — the easiest option for probate properties
• **For Sale By Owner (FSBO) websites** — Zillow, Craigslist, Facebook Marketplace
• **Real estate investor networks** — local REI groups and meetups
• **Word of mouth** — friends, family, colleagues

Step 3: Negotiate and Accept an Offer Review offers carefully. For probate sales, consider:

• Is the buyer paying cash? (Fewer complications)
• What is the closing timeline? (Probate sales often need flexibility)
• Are there contingencies? (Fewer is better)

Step 4: Open Escrow With a Title Company A title company handles the closing process. They'll:

• Conduct a title search
• Prepare closing documents
• Handle fund transfers
• Record the deed

Step 5: Complete Required Probate Steps Depending on your authority level:

• **IAEA:** File Notice of Proposed Action, wait 15 days, then close
• **Limited authority:** File petition for sale confirmation, attend court hearing, close after court approval

Step 6: Distribute Proceeds After closing, the estate attorney distributes proceeds according to the will or California intestacy laws.

Why Cash Buyers Are Ideal for Probate Sales

Selling a probate property to a cash buyer like Fellow Homes eliminates the biggest headaches:

• **No financing delays** — cash closes in 14-21 days
• **No repair demands** — we buy as-is, even if the home has been vacant for months
• **No marketing costs** — no listing fees, photography, or advertising
• **Probate experience** — we understand the legal process and work with your attorney
• **Competitive at court hearings** — if overbidding occurs, we're prepared

Cost Comparison: Agent vs. Cash Buyer

On a $600,000 probate property:

With Agent	Cash Buyer
Commission	$33,000	$0
Repairs	$10,000	$0
Staging/Photos	$3,000	$0
Holding Costs (4 months)	$12,000	$0
Closing Costs	$12,000	$0
**Total Costs**	**$70,000**	**$0**
**Net to Estate**	**$530,000**	**Offer Amount**

If our cash offer is $510,000 or higher, the estate actually nets more than a traditional sale.

Ready to Sell Your Home?

Get a free, no-obligation cash offer from Fellow Homes. Call 310-845-6551 or fill out our quick form. We respond within 24 hours.