How Do You Find and Buy Probate Properties in Los Angeles, Even Before They're Listed?

You find probate properties in Los Angeles the same way you find any good deal: by being the person families, attorneys and other agents call when they have a problem. Buying lists of probate filings is the most common approach, and in my experience it's not the most effective. The best sources are the MLS, court confirmation sales, the courthouse itself, and relationships. And you can only buy before listing from someone the court has actually given authority to sell.

I've been licensed since 1989 and a broker since 2005. I list probate property for a living, and I've also bought it as an investor. Here's what works.

Where do probate properties come from?

A probate property is real estate that someone has to sell or transfer through the court because the owner died and it wasn't in a trust, or the title is stuck. The calls I get every week usually sound like one of these:

• Grandma and Grandpa left me the house, but it's not in my name.
• My siblings and I are fighting over Mom and Dad's house.
• The house was supposed to be in the trust, but it isn't.
• We started a probate and it's stuck.

Each of those is a property that will probably sell, once someone solves the problem.

What are the best ways to find probate properties?

On Probate Weekly I walked through 11 ways to buy probate real estate. In short:

1. Pre-probate data. Useful as an extra filter on other lists, not as leads on their own. In a market like LA, the spouse may already own the house or it may already be in a trust.
2. Probate filing data (marketing to petitioners). The most commonly sold approach. It's data, not leads, and there are real rules on calling, texting and mailing.
3. Marketing to attorneys. Attorneys in big metro areas hate being cold called.
4. MLS, full authority probate listings. Search every probate listing. Sellers are motivated and the houses often need work.
5. MLS, limited authority listings. "Court confirmation required" scares off most buyers and agents. If you understand it, that fear is your discount.
6. Court confirmation sales. My number one tool. I track every confirmation sale I can find in Los Angeles from the MLS and court records, research the properties, and share them with my investor clients.
7. Courthouse farming. Being in the courthouse is how I met my best seller and my best attorney referral source.
8. Talking about living trusts. People who meant to avoid probate and didn't will call you.
9. Partnering with estate planning attorneys on their seminars and events. Help them build their business; don't poach their leads.
10. Your sphere of influence. Tell everyone you know you solve inherited-property problems.
11. Networking, with one clear sentence about what you do.

There is no shortcut. You invest time or money, or both.

Can I buy a probate house before it's listed?

Yes, but only from the right person at the right time. Someone named executor in a will hasn't been appointed yet. On Probate Weekly, probate litigator Mina Sirkin of Sirkin Law Group told realtors to get a court document showing the person actually has authority before signing anything.

Timing matters too. Travis Waters of LA Probate Leads told me his data shows a median of about four and a half weeks after a case is filed before the executor is allowed to sell. Until then, you're building a relationship, not writing a contract.

Once the personal representative has authority, an off-market sale still follows probate rules. With full authority, the estate sends a notice of proposed action, which gives the people entitled to notice at least 15 days to object (Probate Code §10586). With limited authority, the sale goes to a confirmation hearing where anyone can overbid.

How do I make an offer the estate will take seriously?

• Be clear about your financing and proof of funds.
• Expect as-is terms and short or no contingencies on a confirmation sale.
• Respect the family. Many companies market probate as a way to take advantage of vulnerable people. I think that's wrong, and it's also bad business. The family will remember how you treated them.

Watch the episodes this came from

• 11 Ways To Buy Probate Real Estate – Probate Weekly, Bill Gross, Mar 14, 2024
• Why Half of LA Probate Leads Can't Sell – Travis Waters, LA Probate Leads, Oct 3, 2026
• How Probate Court Confirmation Sales Work – Probate Weekly, Bill Gross, Aug 12, 2021
• Avoid Mistakes in Selling Property in Probate – Mina Sirkin, Sirkin Law Group, P.C.

Related: Probate Realtor Los Angeles

Looking for probate property in Los Angeles?

Tell me what you're looking for. I'll tell you which probate sales are coming up and whether they're worth your time. Schedule a confidential consultation or call (310) 210-0008.

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