Every estate is different. Here's how four of them made it to sold.

Background

The estate included a two-unit residential property that the Personal Representative was responsible for selling as part of an estate settlement. The lower unit had been occupied by the former owners, while the upper unit was rented to a long-term tenant who was also a family member. While the family was aligned on the decision to sell and maintained positive relationships, they were concerned about how the tenant situation would affect the process.

The challenge

The primary challenge was how to market the property with a tenant still in place. The tenant was paying well below market rent, had accumulated a large amount of personal belongings, and smoked in the unit, all of which made traditional marketing difficult. The family worried that requiring the tenant to move out could take a long time and potentially create conflict. At the same time, they feared that listing the property with the tenant still there would discourage buyers.

How I helped

After touring the property and establishing a clear valuation, I worked with the Personal Representative to walk through multiple strategies. We discussed the tradeoffs between listing the property traditionally versus pursuing an off-market approach. Given the circumstances, I recommended an off-market strategy that focused on identifying buyers who could look past the tenant situation and understand the long-term potential of the property. To offset the reduced buyer pool, we started with a higher price supported by market data.

Background

This probate sale involved a Personal Representative who was responsible for selling a small single-family home near downtown as part of an estate settlement. The home had been occupied by the decedent, who lived alone and did not have children. The Personal Representative had a close relationship with her aunt and felt confident taking on the responsibility of managing the estate and sale of the property.

The challenge

The home was filled with personal belongings that made it unsuitable to list in its current state. In addition, the property had physical limitations that could affect buyer interest, including a very small yard, a narrow driveway, and a one-car garage. Beyond the physical challenges, the Personal Representative wanted to honor her aunt's wishes to give belongings away rather than sell them for profit, which added complexity to the clean-out process.

How I helped

We worked together to create a clear and respectful plan for preparing the home. Family members were first invited to select any items they wished to keep. After that, the Personal Representative coordinated with a local faith-based nonprofit organization that removed the remaining items, with proceeds supporting their church's mission. Once the home was cleared, I recommended a professional cleaner to complete a deep clean and prepare the property for the market.

From a pricing and marketing standpoint, we discussed likely buyer profiles and set expectations early. Comparable properties were selected carefully to reflect similar lot sizes and features. The focus was on finding the right buyer rather than forcing the property into a category it did not fit.

Background

The probate estate included two siblings who were serving as co-Personal Representatives and were also the sole beneficiaries of the estate. The property had been occupied by one sibling's adult daughter, who had rented the home for several years. While both Personal Representatives were aligned on the need to sell the property, there were underlying tensions about how decisions were being made and whose concerns were being prioritized.

The challenge

The primary challenge was balancing competing needs while keeping the sale fair to the estate. One sibling wanted tight control over showings and decision making in order to protect their daughter, who was uncomfortable with buyers coming through the home. The other sibling felt increasingly sidelined and frustrated but did not feel comfortable voicing concerns directly. Additional tension arose around personal property, including appliances owned by the tenant, and how those items should be handled as part of the sale.

Without structure, there was a real risk that limited access would reduce buyer interest and that unresolved conflict would further strain the relationship between the siblings.

How I helped

Rather than relying on group communication, I handled conversations with each sibling separately so that both felt heard and respected. This allowed concerns to be addressed honestly without escalating tension between them. Clear expectations were set around showings, including defined windows of time so the tenant could plan accordingly. To help her feel secure, accommodations were made that allowed her to monitor the home during showings.

I also served as a neutral third party in discussions around personal property, helping establish a fair value for appliances so the estate could move forward without ongoing negotiation. To reduce stress at the end of the process, separate closing times were arranged so the siblings did not need to be present together.

Background

The probate estate involved a residential property where a court-appointed attorney was serving as Personal Representative. Family circumstances required court involvement, and the home had ultimately been vacated with all personal belongings left behind.

The challenge

When the property was first accessed, it was in extremely poor condition. The home was filled with debris, unsanitary conditions, and clear evidence of neglect, making it unsuitable for traditional marketing or showings. There were concerns about whether the home could realistically be sold in that condition to an end buyer.

Complicating matters further, the estate had outstanding judgments that needed to be satisfied through the sale proceeds. Selling the property at a deeply discounted price would not have generated enough funds to meet those obligations.

How I helped

The initial step was to evaluate realistic options. A small group of investors toured the property to establish an as-is value baseline. While their pricing was consistent, it became clear that this approach would not meet the estate's financial needs.

After assessing safety concerns and determining that the issues were related to condition rather than structural danger, the strategy shifted to a professional clean-out approach. Licensed professionals were brought in to fully clear the home. Once the clean-out was completed, the property was in a condition that, while still dated, could be confidently presented to the open market.