General information, not legal or tax advice; refer to a California probate attorney or CPA (the estate's attorney decides court filings). Rules as of October 15, 2026; they change, so check the official sources listed below.
In Tujunga, part of the City of Los Angeles, where is an estate filed, and what does the deed cost to record?
Although Tujunga has been part of the City of Los Angeles since 1932, its estates are probated in Los Angeles County Superior Court. A detail buyers in Tujunga ask about — As a City of Los Angeles neighborhood, Tujunga means a deed that pays the City's base tax of $2.25 per $500 in addition to the county's $1.10 per $1,000; on sales closing after June 30, 2026, Measure ULA adds 4% above $5,400,000 and 5.5% at $10,900,000 or more (LA Office of Finance); most Tujunga homes are under the ULA threshold, but the base city tax applies regardless (finance.lacity.gov). The court's online case lookup shows whether letters have issued and the next hearing date at no cost (lacourt.org), and at recording, the transfer tax is paid from the proceeds, split as the contract says.
Where do the attorney, personal representative and agent each fit in a Tujunga estate sale?
Court filings, notices and petitions belong to the estate lawyer, and the personal representative named in the letters makes the decisions and signs, and Sidney Manzo, the listing agent and in real estate since 1990, runs pricing, showings and offers, and keeps the estate attorney updated on the Tujunga sale. Tujunga heirs hear from the personal representative as the sale moves.
When an estate sells in Tujunga, can the personal representative sell before the case closes?
Usually, after letters issue, the personal representative can sign a listing while the case is still open; a closed case is not required, only letters; the authority granted sets whether confirmation follows. The authority type, the court calendar and escrow set a Tujunga estate's timing, so no date is promised.
How does full or limited authority shape a Tujunga estate sale?
If the court granted full IAEA authority, the personal representative can sell without court confirmation (Probate Code §10503), and the heirs and other interested persons are sent a Notice of Proposed Action before the sale. With limited authority, the sale goes back to court for confirmation (§10501(b)); an objection to the proposed action can also lead to court; the letters show which authority the court granted before the listing goes live. The statewide steps are on the probate sales overview.
In Tujunga, part of the City of Los Angeles, does the appraisal set a floor for a probate sale?
In a court-confirmed private sale, the offer has to reach at least 90% of the appraised value (section 10309), and the probate referee sets the appraised value, and comparable sales are checked against it. If the market is below the appraisal, the attorney can explain the alternatives for a Tujunga estate; start with a free Tujunga estate-home valuation before the heirs decide.
On a Tujunga estate sale, what should buyers expect at a confirmation hearing?
If the judge must confirm the sale, the signed contract still has to survive the hearing, where a higher bid can replace it (Probate Code §10311), and a buyer who signs on a Tujunga probate property should expect that risk up front, which is why Sidney explains it before the offer is written. Once the judge picks the winning bid, that buyer goes forward; escrow resumes from the court order.
On a Tujunga estate sale, when does the $750,000 primary-residence petition apply?
For deaths on or after April 1, 2025, the decedent's primary residence in California worth $750,000 or less (gross value) may go to the heirs by petition to the court without a full probate case (section 13151); forty days must pass after the death before it is available. The condition is that there is no pending or completed administration in California, or else the personal representative gives written consent (Probate Code §13152(a)(5)); the referee's appraisal fixes the value used; Sidney may give the attorney a market view alongside it.
Does brush clearance in the fire zone affect repairs on a Tujunga estate home?
A few Tujunga rules may change what the estate repairs or how it preps, so confirm them before work starts; useful for the estate before any work starts — LADBS rule: sellers of residential property in the City of Los Angeles, including Tujunga, must give the buyer a Residential Property Report before selling or going into escrow (LAMC 96.300); the fee is $70.85 per report; order it when the estate home is listed (dbs.lacity.gov). One local item the estate should confirm here — LAHD says the Rent Stabilization Ordinance generally covers City of LA rentals first built on or before October 1, 1978; a Tujunga seller with tenants in an older duplex or fourplex should have an attorney confirm notice rules (housing.lacity.gov). One city item that affects an estate listing for this address — the Foothill Boulevard Corridor Specific Plan (Ordinance 170694/173455) covers part of the Sunland-Tujunga community plan area in Council District 7; ZIMAS shows whether a parcel is inside (planning.lacity.gov). One local rule the estate should confirm here — LAFD requires year-round clearance of brush, weeds and grass within 200 feet of structures in the City's Very High Fire Hazard Severity Zone (LAMC 57.4906.5.2) (lafd.org). When the home needs more work than the estate wants to fund, selling the Tujunga house as-is is worth a read.
Is it better for Tujunga heirs to keep the house or sell it?
Keeping a parent's home can keep the old tax base only in limited cases — a child has to move in and file the homeowners' exemption within one year (BOE, Prop 19); some background — LA Recreation and Parks says Tujunga was annexed to Los Angeles in 1932, after which Bolton Hall housed LA's Department of Building and Safety; it's now the Bolton Hall Historical Museum (recreation.parks.lacity.gov). An empty estate property still costs money every month, so compare those costs with the expected net from a sale on a Tujunga property, and a CPA should review the tax side before the heirs choose, since nothing here is tax advice. Pricing, prep and the listing process across the city are covered on the Tujunga seller's guide; if the home passed outside probate, for example through a trust, selling an inherited Tujunga home is the related page.
Last reviewed by Sidney Manzo · About Sidney
Questions
What do Tujunga owners ask?
- What City report does a Tujunga estate sale need before escrow?
- A Residential Property Report from LADBS. LAMC 96.300 requires the seller of City of Los Angeles residential property, Tujunga included, to deliver it to the buyer before the sale agreement or close of escrow, at $70.85 per report. Order it as soon as the listing starts, and let the probate attorney review it with the disclosures.
- In Tujunga, part of the City of Los Angeles, can I list a home before probate is final?
- Usually, yes, and the Residential Property Report from LADBS should be ordered when it lists: letters let the personal representative list the Tujunga property; full or limited IAEA authority determines whether the court confirms the sale.
- In Tujunga, part of the City of Los Angeles, is the estate required to repair the house before listing?
- No. An as-is sale is a normal choice in Tujunga; one Tujunga rule still applies to any work — sellers of residential property in the City of Los Angeles, including Tujunga, must give the buyer a Residential Property Report before selling or going into escrow (LAMC 96.300).
- In Tujunga, part of the City of Los Angeles, which person signs for the estate when the home is listed?
- The personal representative named in the letters; that person signs the listing and the purchase contract for the estate. Other heirs sign only when the lawyer asks for it on a Tujunga sale.
- For a Tujunga estate, do we need court confirmation to sell the house?
- Only sometimes; Tujunga being part of the City of LA does not change it: limited IAEA authority or an objection sends the sale to court; full authority uses a Notice of Proposed Action instead on a Tujunga estate.
- For a Tujunga estate, does a probate sale have a minimum price?
- For confirmed sales, yes, the price must be at least 90% of the appraised value (Probate Code section 10309). In Tujunga, as anywhere in California, the floor runs off the probate referee's appraisal, so pricing begins there.
Sources
Sources
- City of Los Angeles Office of Finance: Measure ULA (accessed October 15, 2026)
- LADBS: Residential Property Report (accessed October 15, 2026)
- LAHD: Rent Stabilization Ordinance overview (accessed October 15, 2026)
- recreation.parks.lacity.gov: LA Recreation and Parks says Tujunga was annexed to… (accessed October 15, 2026)
- planning.lacity.gov: The Foothill Boulevard Corridor Specific Plan covers part of… (accessed October 15, 2026)
- lafd.org: LAFD requires year-round clearance of brush, weeds and grass… (accessed October 15, 2026)
- California Probate Code §10309 (accessed October 15, 2026)
- California Probate Code §10311 (accessed October 15, 2026)
- California Probate Code §10503 (accessed October 15, 2026)
- California Courts Self-Help: Simple transfer of a primary residence (accessed October 15, 2026)
- Board of Equalization: Prop 19 (accessed October 15, 2026)
- Los Angeles County Superior Court (accessed October 15, 2026)
Your agent
Who reviews your home?
Sidney Manzo, Agent, CA DRE #01108914.
- In real estate since 1990
- 155+ closed sales
- RE/MAX Hall of Fame
- Member, Pasadena Association of REALTORS® and C.A.R.
RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193
Last reviewed by Sidney Manzo.