How do you tell which path applies?
The way title was held when the owner died usually points to the path, and the estate or trust attorney confirms it.
| If the house was… | The path is usually… | Who confirms it | Start here |
|---|---|---|---|
| In the owner's name alone, with no trust | Probate | A probate attorney | Probate home sales |
| Held in a living trust | Trust sale by the successor trustee | The trust attorney | Selling a house in a trust |
| Already transferred to the heirs | Inherited-house sale by the owners on title | An attorney and the title company | Inherited property sales |
A copy of the recorded deed, any will or trust document, and the name of the attorney, if there is one, are enough for a first conversation. Gathering those doesn't commit anyone to selling.
When is it a probate sale?
It is usually a probate sale when the house was in the deceased owner's name alone and no trust held it.
Whether court probate is needed depends on what the person owned and how it was held, so a probate attorney confirms it for your estate before anyone lists the house. Sidney then works with the executor or administrator on the house itself.
When is it a trust sale?
It is usually a trust sale when the house was held in a living trust and a successor trustee now manages it.
A successor trustee may be able to sell without court probate, depending on the trust's terms, and the trust attorney confirms the trustee's authority before the listing. Sidney then works with the trustee on preparing and marketing the house.
When is it an inherited-house sale?
It is an inherited-house sale when the heirs already hold title, for example after the estate or trust has transferred the house to them.
The owners on title generally sell as co-owners and all of them sign, but a title officer and an attorney confirm the vesting and any loan, lien or tax issue first. Sidney works with whichever heir is coordinating, including heirs who live out of state.
- Inherited property sales
- Selling an inherited house in Pasadena
- Who to hire to sell an inherited house in Pasadena
- How to sell an inherited house in California
- Heirs and a reverse mortgage
- Selling an LA house from out of state
Thinking of keeping the house instead? Property-tax reassessment for inherited homes falls under Proposition 19; ask a tax adviser or attorney how it applies, and see the Board of Equalization's Prop 19 page or the note on how Prop 19 affects selling or inheriting a home.
What does Sidney do on every path?
On all three paths he handles the same real estate work while the attorney handles the legal work.
| Step | What Sidney does |
|---|---|
| Secure the house | Helps keep it secured, insured as vacant and with utilities on, working with whoever has authority |
| Clear and prepare | Helps arrange cleanout, then suggests only the repairs worth making |
| Price it | Gives a price range from comparable nearby sales; advisory, not an appraisal |
| Market and negotiate | Photos, listing, showings and a side-by-side view of every offer |
| Close | Keeps escrow, title and the attorney on the same timeline |
Where does he handle estate sales?
He handles estate, trust and inherited-house sales across Pasadena, the San Gabriel Valley and nearby Los Angeles neighborhoods.
Local pages: Pasadena · Altadena · South Pasadena · Arcadia · Glendale · Highland Park · Eagle Rock · Mount Washington. The Pasadena agent page and the Northeast LA agent page explain how he works in each area.
Estate sale questions
How do I know if my parent's house has to go through probate?
It depends on how the house was titled and what else your parent owned. A probate attorney can review the deed and estate documents and tell you; the California Courts self-help site explains the basics.
Can a trustee sell a house without going to court?
Often, yes, if the trust gives the successor trustee that power. The trust attorney confirms the trustee's authority before the house is listed.
What if the heirs disagree about selling?
Start by getting every owner the same facts: a price range, the costs to carry the house and the attorney's view of who decides. An attorney or mediator handles the disagreement itself.
When should we call a real estate agent?
Once an attorney has confirmed who has authority to sell, or sooner if the house needs to be secured or cleared. A first conversation is free and commits no one.
Does Sidney Manzo handle the legal side?
No. He is a licensed real estate agent, not an attorney or tax adviser; he handles the house, and your attorney and tax adviser handle the legal and tax questions.
Sources (checked 2026-10-28)
- California Courts Self-Help, Probate: https://selfhelp.courts.ca.gov/probate
- California State Board of Equalization, Proposition 19: https://www.boe.ca.gov/prop19/
- Credentials and service area: https://realestateworks.com/about and https://realestateworks.com/agents/sidney-manzo
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Last reviewed by Sidney Manzo.