Page Contents
This offers a comprehensive overview of probate real estate activity in Santa Clara County during the fourth quarter of 2025. Prepared by Kathleen Daniels—an experienced Independent Real Estate Broker with specialized designations as a Certified Probate Real Estate Specialist (CPRES) and certification in Professional Fiduciary Management for Trustees—the information presented is sourced exclusively from the local Multiple Listing Service (MLS), which means off-market transactions may not be reflected.
Probate and Conservatorship cases fall under the jurisdiction of the probate division of the Santa Clara County Superior Court. Following the established legal procedures is crucial for both buyers and sellers involved in probate property transactions to maintain compliance and reduce the likelihood of complications.
October 2025 Probate Real Estate Sales Activity
This document presents a targeted review of probate-related residential real estate transactions in Santa Clara County, covering single-family homes, PUDs, condos, and townhouses for the period October 1, 2025, through October 31, 2025. The information is based on MLS Listings as of November 1, 2025. It is limited to properties listed on the MLS, excluding any sales that occurred off-market, meaning those not publicly listed. All properties discussed are subject to probate processes and, when relevant, may require HOA disclosures.
The breakdown of October 2025 sales activity is as follows:
- 3 Active listings
- 3 probate homes
- 1 townhouse
- 1 single-family home
- 1 condominium
- 5 Pending sales (under contract)
- 4 probate homes
- 5 single-family homes
- 1 selling in a living trust after death
- 5 Sold homes
- 5 probate homes
- 5 single-family homes
Highest Priced Home Sale in October 2025
The highest-priced home sold in October 2025 was located in Saratoga, 95070. This property features 3 bedrooms, 2 full bathrooms, 1 half bath, and 3,257 square feet of living space on 1.7 acres. It was listed in mid-July 2025 with a list price of $3,888,000. After 47 days on the market, the home went under contract, with the sale closing on October 6, 2025. The final sale price was $3,280,000. The MLS reports the purchase was all cash – no loans.pro
Lowest Priced Home Sale in October 2025
The lowest-priced home sold in October 2025 was in San Jose, 95123. A 3-bedroom, 2-bathroom single-family home with a living space of 1,412 square feet, on an 8,540 square foot lot. It was listed in mid-September 2025. The list price was $1,100,000. The home went under contract on October 2, 2025, and escrow closed on October 28, 2025. The final sale price was $1,100,000. The purchase was all cash – no loans.
Probate Sales Activity November 2025
Santa Clara County’s probate real estate transactions for November 2025 are summarized below, using data pulled from MLS Listings (“MLS”) as of December 1, 2025. The following is an overview of probate sale statistics for the period from November 1 to November 30, 2025.
- 5 Active listings
- 4 probate homes for sale
- 1 selling in a living trust after death
- 4 single-family
- 1 townhouse
- 5 Pending sales (under contract)
- 4 probate homes
- 1 selling in a living trust after death
- 4 single-family homes
- 1 townhouse
- 1 Sold home
- 1 probate home
- 1 single-family
Highest-Priced Home Sale in November 2025
The most expensive probate property in November 2025, also the only probate home sold, was in Sunnyvale, 94087. This home has three bedrooms and two bathrooms, offering 1,362 square feet of living space situated on a 6,370 square-foot lot. Listed in late October 2025, after 5 days on the market, the home was under contract. The list price was $1,988,800. The home sold for $2,511,000. Per MLS records, the buyer acquired the property with conventional financing.
December 2025 Probate Real Estate Sales Activity
Santa Clara County’s probate sale statistics cover the period from December 1 through December 31, 2025, based on MLS Listings data compiled as of January 1, 2026. Below is a comprehensive breakdown of the sales activity for December 2025.
- 4 Active listings
- 4 probate homes – one being sold by the Public Administrator
- 1 condominium
- 3 single-family homes
- 5 Pending sales (under contract)
- 4 probate homes – one being sold by the Pubic Guardian
- 1 selling in a living trust after death
- 4 single-family homes
- 1 townhouse
- 3 Sold homes
- 2 probate homes
- 1 selling in a living trust after death
- 2 single-family homes
- 1 townhouse
Lowest-Priced Home Sale in June 2025
In December 2025, the lowest-priced sale was in Santa Clara, 95054. It was a townhouse comprising 4 bedrooms, 2.5 bathrooms, 1,641 square feet on a 2,400-square-foot lot. It was listed in early November at a list price of $1,295,000. After 33 days on the market, it went under contract. Escrow closed in early December. The final sales price was $1,300,000. The transaction was completed with conventional financing.
Highest-Priced Home Sale in December 2025
The most expensive probate property sale in December 2025 occurred in Cupertino, 95014. This property featured three bedrooms, three full bathrooms, 1,462 square feet of living space, situated on a 6,100 square foot lot. Initially listed in early September at $3,000,000. The price was reduced to $2,850,000. The final sale price was $2,700,000. The buyer had conventional financing. Escrow late December.
DISCLAIMER: All data is obtained from various sources and has not been, and will not be, verified by the broker or MLS.
CPRES – Certified Probate Real Estate Specialist
Successfully handling probate, trust estates, or conservatorship real estate matters in Santa Clara County requires the expertise of a seasoned professional. Kathleen Daniels, a Real Estate Broker, Certified Probate Real Estate Specialist (CPRES), and credentialed in Professional Fiduciary Management for Trustees, offers a consultative and transparent approach. She takes the time to thoroughly understand your situation and provides candid advice about whether her services are the right fit for your needs.
Kathleen’s dedication as a probate real estate agent ensures every client receives personalized care; she intentionally manages a select number of probate home sales to uphold her high service standards. Whether you need guidance selling probate property, support as a successor trustee for a home held in trust, or assistance with conservatorship transactions, Kathleen Daniels, CPRES, is a reliable partner.
Book a consultation with Kathleen Daniels and discover how her knowledge, integrity, and commitment to your goals can make a meaningful impact throughout your real estate process.