Page Contents
This report provides detailed insights into probate real estate transactions in Santa Clara County for the second 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).
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.
April 2025 Sales Activity
This report provides a focused analysis of probate sale transactions for residential property types, including single-family residences, planned unit developments (PUDs), condominiums, and townhomes, within Santa Clara County for the period from April 1, 2025, to April 30, 2025. The data, sourced from MLS Listings as of May 1, 2025, includes only 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 April 2025 sales activity is as follows:
- 8 Active listings
- 6 probate homes
- 2 selling in a living trust after death
- 1 condominium
- 7 single-family homes
- 4 Pending sales (under contract)
- 4 probate homes
- 3 single-family homes
- 1 condominium
- 7 Sold homes
- 6 probate homes
- 1 Selling in a living trust after death
- 5 single-family homes
- 2 condominiums
Lowest Priced Home Sale in April 2025
The lowest-priced home sold in April 2025 was in San Jose, 95127. A 1-bedroom, 1-bathroom condominium with a living space of 777 square feet was listed in late January 2025. Initially priced at $399,950, it remained on the market for 45 days before going under contract. The final sale price was $388,000, and the transaction was completed with all cash.
Highest Priced Home Sale in April 2025
The highest-priced home sold in April 2025 was located in Palo Alto, 94301. This property, featuring 2 bedrooms and 1 bathroom, 1,049 square feet on an 8,040 square foot lot, was initially listed in mid-February 2025 with a list price of $2,225,000. After 43 days on the market, the home went under contract, with the sale closing on April 29, 2025. The final sale price was $2,855,000. The MLS reports the purchase was made entirely in cash.
May 2025 Probate Real Estate Sales Activity
The probate sale activity in Santa Clara County includes statistical data from May 1, 2025, to May 31, 2025, as extracted from MLS Listings (“MLS”) as of June 1, 2025. The detailed breakdown of the sales activity for May 2025 is as follows:
- 10 Active listings
- 7 probate homes for sale
- 3 selling in a living trust after death
- 9 single-family
- 1 condominium
- 7 Pending sales (under contract)
- 6 probate homes
- 1 conservatorship under the Public Guardian’s Office
- 4 single-family homes
- 2 condominiums
- 1 townhouse
- 2 Sold homes
- 2 probate homes
- 2 single-family
Highest-Priced Home Sale in February 2025
The most expensive probate property transaction in May 2025 occurred in San Jose, in the 95136 zip code. This residence comprised four bedrooms and three bathrooms, offering 2,563 square feet of living space situated on a 6,000-square-foot lot. Listed in mid-March 2025, the property remained on the market for 55 days before entering into contract. The initial listing price was $1,599,888, and the home sold for $1,508,000. Per MLS records, the sale attracted three offers, with the buyer acquiring the property via a cash transaction, without financing.
Lowest-Priced Home Sale in February 2025
The lowest-priced probate home sold in May 2025 occurred in the City of Gilroy, ZIP code 95020. This property featured three bedrooms, one bathroom, and offered 1,464 square feet of living space situated on a 12,430 square foot lot. Originally listed in mid-February 2025 at $879,000, the home went under contract after 56 days and ultimately closed for $669,900. The sale was completed as an all-cash transaction, with no financing involved.
June 2025 Sales Activity
The probate sale activity in Santa Clara County encompasses statistical data from June 1, 2025, to June 30, 2025, as reported in the MLS Listings (“MLS”) as of July 1, 2025. A detailed analysis of the June 2025 sales activity is presented below:
- 7 Active listings
- 6 probate homes
- 1 selling in a living trust after death
- 7 single-family homes
- 7 Pending sales (under contract)
- 6 probate homes
- 1 selling in a living trust after death
- 5 single-family homes
- 1 condominium
- 1 townhouse
- 8 Sold homes
- 5 probate homes
- 1 conservatorship
- 2 selling in a living trust after death
- 6 single-family homes
- 2 condominiums
Lowest-Priced Home Sale in June 2025
In June 2025, the lowest-priced residential sale was in San Jose, 95123. It was a condominium comprising two bedrooms, one bathroom, and 810 square feet. Initially listed at $439,000, the property secured a buyer after eight days on the market. The final sale price was $435,000, following a competitive process in which three offers were submitted. The transaction was completed as an all-cash purchase.
Highest-Priced Home Sale in June 2025
The most expensive probate sale in June 2025 occurred in the San Jose 95129 area. This property featured three bedrooms, two bathrooms, and 1,273 square feet of living space situated on a 7,040 square foot lot. Initially listed at $2,399,000, the home remained on the market for 10 days prior to entering contract. The final sale price was $2,768,000, with the transaction conducted as an all-cash purchase.
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 consultant 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.
Kathleen’s unwavering commitment to excellence means each client receives individualized attention; she purposefully limits her caseload 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.