This is our July 2019 probate homes sales in Santa Clara County market activity report. The data consists of homes sold in probate and homes sold in trusts. There are no conservatorship sales in the month of June.
There is a legal process an executor and administrator must follow to administer an estate. The process includes how to sell a probate home.
This report is comprised of statistical data from July 1, 2019, through June 31, 2019, extracted from MLSListings “MLS” as of August 1, 2019.
The data includes single-family homes, condominiums, and townhouses and may not include “off-market” sales.
Probate Home Sales in Santa Clara County in July 2019
The breakdown of the sales activity is as follows:
- There were 6 homes for sale
- 5 single-family homes
- 1 condominium
- All 6 active listing were homes sold in probate
- There were 12 pending sales (under contract)
- 11 single-family homes
- 1 condominium
- 9 homes in probate
- 3 homes in trust
- There were 10 homes sold
- 9 single-family homes
- 1 townhouse
- 9 probate sales
- 1 trust sale
DISCLAIMER: All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
Highest Price Homes Sold
The highest price probate home sold was a single-family home located in Los Altos in the 94024 zip code. The home has 3 bedrooms, 3 bathrooms, approximately 4,065 square feet of living space on an 18,119 square-foot lot. The home is 69 years old.
The home listed on May 16, 2019. List price $3,875,000. After 15 days on the market, on May 31, 2019, the MLS reported pending status. On July 11, 2019, it was reported sold. The final sales price reported was $4,100,000 which is $225,000 above list price. The buyer had conventional financing.
Lowest Price Home Sold
The lowest price sold was a single-family home in Gilroy 95020. The home has 3 bedrooms, 2 bathrooms, and approximately 1,661 square feet of living space on an 8,452 square foot lot.
It listed on May 29, 2019, at a list price of $665,000. On June 21, 2019, the status was reported as pending. On July 31, 2019, it was reported sold. The final sales price reported was $645,000 representing $20,000 below the list price. The buyer had conventional financing.
Selling a home in Santa Clara County Probate Court
How to probate an estate in California? The process for an executor or administrator selling a probate home in Santa Clara County starts with the attorney filing California probate forms for a petition for probate. The process is administered by the Santa Clara County Superior Court, Probate Division.
At the petition for probate hearing, the petitioner asks for authority from the court to administer the estate. The authority granted by the court depends upon if the person died with a Will, or Intestate without a Will, and if Full Authority is granted under the Independent Administration of Estates Act or IAEA. There are reasons the probate judge may not grant full authority.
Having full authority to act does not mean that the process is easy or can be accomplished quickly. We are seeing an increasing number of tenant-occupied homes sold through probate. Tenants are often, but not always, family members who don’t want to move. In the video below, real estate attorney Leo B. Siegel discusses the eviction process for tenants that refuse to move.
Read the case study of the eviction process for sister living in an inherited house.
It could be several months after the personal representative gets appointed before they are able to list the probate home for sale. It could take months just to go through the belongings, remove everything and prepare the home for sale.
It could take even longer if a trial is necessary for eviction or if a sheriff eviction becomes necessary. We are experiencing an increasing number of situations where the occupants of the home refused to move, requiring a court trial and in many cases a sheriff eviction.
Successor Trustee Selling a Home in Trust
When a successor trustee sells a home held in trust we need to confirm the title to the real property is held in the trust. 
We also confirm the representative capacity of the person selling the home. Once we get all of the necessary documents we can execute a listing agreement and open escrow.
There are some seller disclosure exemptions when selling a home in a trust. We go over the process with our clients upfront to ensure they understand what is expected of them as well as all of the details we manage.
We were contacted months ago by the successor trustee of her mother’s trust. She knew her mother’s death was imminent. She also knew there were family members living in the home that had to be sold.
My heart goes out to people when they lose a loved one. It is hard enough to mourn the loss of someone we love. Adding legal issues on top of that creates an X-Factor that cannot truly be measured. My heart wants to help in ways that extend beyond selling real estate.
People are grateful for our attorney resources. It helps people to know they have highly competent and trusted legal resources to take over so they can ultimately get their job done!
If you need legal help you may request Legal Help by submitting the form.
Probate Real Estate Services
We specialize in probate real estate services. That means selling homes in probate, conservatorship and in trust. We have helped many executors and successor trustees over the years sell homes.
We understand the challenges people face. Experience does make a difference. We believe a higher level of service is needed when representing an estate. We are about high tough versus high volume of sales. We know that we cannot provide the highest level of service we provide to our clients and also do a high volume of sales.
We track probate home sales in Santa Clara County because it is one way to keep our fingers on the pulse of the market.
When you need help, call Kathleen Daniels at 408-972-1822 or contact us and request a consultation.