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Journal · selling

How does a probate home sale work in LA County?

In LA County, a probate house is sold either with full authority under the Independent Administration of Estates Act after a Notice of Proposed Action, or through court confirmation with overbids under the Probate Code. General information, not legal advice; your estate attorney confirms which path applies.

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By Sidney Manzo, CA DRE #01108914 · RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193

Journal · selling

Pasadena · San Gabriel Valley · probate · court confirmation · overbid

Sidney Manzo, CA DRE #01108914, can review this property. A request does not create a listing agreement.

General information, not legal or tax advice. Talk with a California attorney or CPA about your situation. Rules as of October 13, 2026; they change, so check the official sources listed below.

What are the two sale paths?

Under the Independent Administration of Estates Act (Probate Code section 10400 and following), a personal representative granted full authority can generally sell without court confirmation after giving a Notice of Proposed Action at least 15 days before the proposed action (Probate Code section 10586). If a person entitled to notice makes a timely written objection, the sale generally must go through court supervision (Probate Code section 10589). Otherwise the sale goes through court confirmation. Ask the estate attorney which path applies.

How do overbids work?

In a court confirmation, other buyers can overbid at the hearing. Probate Code section 10311 sets the first overbid at least the accepted price plus 10 percent of the first $10,000 plus 5 percent of the amount above $10,000. Ask the estate attorney how the hearing works for your sale.

How should the house be prepared?

Many estate homes sell as-is because time and funds are limited. Clear belongings, clean and handle basic yard work; see as-is sales.

How is the price set?

Pricing starts with recent sales of similar nearby homes, adjusted for condition. A written opinion of likely price helps the family agree.

Sidney can review your home and prepare a pricing opinion from recent comparable sales. Get my free home review.

Questions homeowners ask next

How do I start selling a house in probate?
Talk with the estate attorney about which sale path applies: full authority under the Independent Administration of Estates Act with a Notice of Proposed Action, or court confirmation under the Probate Code. Meanwhile, secure the house, keep insurance and utilities active, and gather keys, records, warranties and utility bills for the sale. A property-specific review can help you plan the sale around your own timeline.
How long does a probate sale take?
It varies with the sale path, the court schedule and the buyer. Under the Probate Code, a Notice of Proposed Action is given at least 15 days before the proposed action (section 10586), and a court-confirmation sale waits for a hearing. Ask the estate attorney for a realistic schedule and plan the listing and escrow around it.
Can someone outbid my buyer in probate?
In a court-confirmation sale, yes. Probate Code section 10311 sets the first overbid at least the accepted price plus 10 percent of the first $10,000 plus 5 percent of the amount above $10,000. Buyers should know this before making an offer. Ask the estate attorney how the hearing works for your sale. A property-specific review can help you plan the sale around your own timeline.
Should a probate house be sold as-is?
Many are, because estates often have limited funds and time. Clearing belongings, cleaning and basic yard work usually help. Compare the likely price as-is with the likely price after repairs before spending estate money, and discuss it with the estate attorney before you list the house. A property-specific review can help you plan the sale around your own timeline.
How is a probate house priced?
Pricing starts with recent comparable sales, adjusted for condition. A written opinion of likely price helps the family agree on a number before the house is listed. In a court-confirmation sale, the court reviews the sale at the hearing, so ask the estate attorney how that affects your pricing plan. A property-specific review can help you plan the sale around your own timeline.

Sources

Who can help me sell in Pasadena?

Sidney Manzo, your local agent in Pasadena, can prepare your home value review, price the home and guide the sale. Sidney Manzo, CA DRE #01108914, licensed in California; 155+ closed sales; RE/MAX Hall of Fame; member of the Pasadena Association of REALTORS® and C.A.R. About Sidney Manzo · Get help with a probate sale.

RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193

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This note is not an appraisal and not legal, tax, or foreclosure advice. Nothing on this page creates a listing agreement. Equal Housing Opportunity.

Also in the catalog

  • How do I sell an inherited house in California?

    Selling an inherited California house starts with who has authority to sign: a personal representative the probate court appoints (California Courts Self-Help Guide) or, for a home titled in a trust, the trustee, who administers it under the trust's terms (Probate Code sections 15200 and 16000). Then price the house from recent comparable sales, and ask your estate attorney and CPA about probate steps, taxes and Prop 19.

  • Can I sell my house with tenants in it in California?

    Yes, you can list a rented home, and the state's just-cause list for ending a tenancy in Civil Code section 1946.2 doesn't include a sale. You can sell with the tenant in place or end the tenancy only for a listed reason with any relocation owed, and Pasadena and unincorporated LA County add their own rules.

  • What should I fix before selling my house in the San Gabriel Valley?

    Before selling a San Gabriel Valley home, fix the items that worry buyers most, such as leaks, roof problems and broken fixtures, and compare each repair's cost with what recent comparable sales suggest it adds. Many homes also sell as-is at a price that reflects their condition.