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This report provides detailed insights into probate real estate transactions in Santa Clara County for the third quarter of 2025. Compiled by Kathleen Daniels, a seasoned Independent Real Estate Broker with advanced credentials as a Certified Probate Real Estate Specialist (CPRES) and certification in Professional Fiduciary Management for Trustees, the report draws exclusively from data available through the local Multiple Listing Service (MLS) and may not include off-market sales.
Probate and Conservatorship matters are administered by the probate division of the Santa Clara County Superior Court. Adhering to the prescribed legal protocols is essential when navigating the sale or purchase of probate properties to ensure compliance and mitigate risk.
July 2025 Probate Real Estate Sales Activity
This report provides a focused analysis of probate real estate transactions for residential property types, including single-family residences, planned unit developments (PUDs), condominiums, and townhomes, within Santa Clara County for the period from July 1, 2025, to July 31, 2025. The data, sourced from MLS Listings as of August 1, 2025, includes properties listed on the MLS and therefore excludes any “off-market” transactions, defined as sales completed without public MLS listings. All properties covered in this summary are potentially subject to probate procedures and, where applicable, homeowner association (HOA) disclosure requirements.
The breakdown of July 2025 sales activity is as follows:
- 4 Active listings
- 3 probate homes
- 1 selling in a living trust after death
- 1 townhouse in Gilroy listed by Kathleen Daniels
- 3 single-family homes
- 10 Pending sales (under contract)
- 9 probate homes
- 10 single-family homes
- 1 selling in a living trust after death
- 8 Sold homes
- 7 probate homes
- 1 Selling in a living trust after death
- 6 single-family homes
- 1 condominium
- 1 townhouse
Lowest Priced Home Sale in July 2025
The lowest-priced home sold in July 2025 was in Santa Clara, 95051. A 1-bedroom, 1-bathroom condominium with a living space of 678 square feet was listed in early March 2025. Initially priced at $439,000, it remained on the market for 111 days before going under contract. After a price reduction to $399,950, the sale closed in late July. The final sale price was $387,000. The buyer had conventional financing.
Highest Priced Home Sale in July 2025
The highest-priced home sold in July 2025 was located in Sunnyvale, 94087. This property, featuring 3 bedrooms and 2 full bathrooms, 1,240 square feet on an 8,190 square foot lot, was listed in mid-June 2025 with a list price of $2,300,000. After 7 days on the market, the home went under contract, with the sale closing on July 9, 2025. The final sale price was $2,750,000. The MLS reports the buyer had conventional financing.
August 2025 Probate Sales Activity
The probate sale activity in Santa Clara County includes statistical data from August 1, 2025, to August 30, 2025, as extracted from MLS Listings (“MLS”) as of September 1, 2025. The detailed breakdown of the sales activity for August 2025 is as follows:
- 5 Active listings
- 5 probate homes for sale
- 1 selling in a living trust after death
- 2 single-family
- 2 townhouse
- 1 condominium
- 6 Pending sales (under contract)
- 5 probate homes
- 1 selling in a living trust after death
- 6 single-family homes
- 9 Sold homes
- 8 probate homes
- 1 selling in a living trust after death
- 9 single-family
Highest-Priced Home Sale in August 2025
The most expensive probate property in August 2025 occurred in Saratoga, 95070. This home comprised three bedrooms and two bathrooms, offering 1,728 square feet of living space situated on a 23,660-square-foot lot. Listed in early February 2025, the property remained on the market for 163 days before entering into contract. The initial listing price was $4,250,000. After reducing the list price to $3,800,000, the home sold for $3,300,000. Per MLS records, the buyer acquired the property with conventional financing.
Lowest-Priced Home Sale in August 2025
The lowest-priced probate property sold in August 2025 occurred in the City of Milpitas, 95035. This property featured three bedrooms, two bathrooms, and offered 1,616 square feet of living space situated on a 6,000 square foot lot. It was listed in early July 2025 at $1,288,000. The home went under contract after 16 days and closed for $1,249,000. The sale was completed with conventional financing.
September 2025 Probate Real Estate Sales Activity
The probate sale activity in Santa Clara County encompasses statistical data from September 1, 2025, to September 30, 2025, as reported in the MLS Listings (“MLS”) as of October 1, 2025. A detailed analysis of the September 2025 sales activity is presented below:
- 4 Active listings
- 4 probate homes
- 1 condominium
- 1 townhouse
- 2 single-family homes
- 8 Pending sales (under contract)
- 7 probate homes
- 1 selling in a living trust after death
- 8 single-family homes
- 3 Sold homes
- 3 probate homes
- 2 single-family homes
- 2 townhouse
Lowest-Priced Home Sale in June 2025
In September 2025, the lowest-priced residential sale was in Gilroy, 95020. It was a townhouse comprising three bedrooms, 2.5 bathrooms, 1,620 square feet on a 2,100 lot. Initially listed at $740,000, and later reduced to $717,800, and reduced again to $699,999, the property secured a buyer after fifty-five days on the market. The final sale price was $718,000. Three offers were received. The transaction was completed with conventional financing.
Highest-Priced Home Sale in June 2025
The most expensive probate property sale in September 2025 occurred in Sunnyvale, 94085. This property featured three bedrooms, two and one-half bathrooms, and 1,092 square feet of living space situated on a 5,000 square foot lot. Initially listed in early August at $1,695,000, the home remained on the market for 21 days prior to entering contract. The final sale price was $1,530,000. The buyer had conventional financing.
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
When it comes to navigating the complexities of probate, trusts, or conservatorship real estate transactions in Santa Clara County, the guidance of a true professional is indispensable. Kathleen Daniels brings a wealth of expertise as a Real Estate Broker, Certified Probate Real Estate Specialist (CPRES), and a credentialed Professional Fiduciary Management for Trustees. Her approach is consultative and transparent; she prioritizes understanding your unique circumstances and will always provide honest feedback regarding the suitability of her services.
As a probate real estate agent, Kathleen’s unwavering commitment to excellence means each client receives individualized attention; she purposefully limits her clients’ selling a house in probate to maintain the highest standards of service. If you require strategic support with selling a probate property, overseeing the sale of a home held in trust as a successor trustee, or managing real estate transactions under conservatorship, Kathleen Daniels, CPRES, stands as a trusted resource.
Schedule a consultation with Kathleen Daniels to experience the difference that expertise, integrity, and personal dedication can make in your real estate journey.