Probate Real Estate Broker in Los Angeles

The short answer: a probate real estate broker in Los Angeles sells real property for an executor, administrator, successor trustee or conservator, and runs the sale so it fits the authority the court granted. That means reading the Letters before pricing, choosing between a Notice of Proposed Action and a court-confirmation hearing, handling overbids at the Stanley Mosk Courthouse, and working with the estate attorney, title and escrow. Bill Gross is a California real estate broker (DRE #01022275), licensed since 1989 and a broker since 2005, brokered by eXp Realty.

What does a probate real estate broker do?

Probate Code §10150 lets a personal representative hire a licensed real estate broker to find a buyer for estate property. From there the broker does what any listing broker does, such as pricing, preparation, marketing, offers and escrow. The probate work is the part that sits on top of that:

1. Reads the authority first. The Letters show whether the personal representative has full or limited authority under the Independent Administration of Estates Act (IAEA). That decides the sale path. See when a sale needs court confirmation.
2. Picks the path with counsel. Full authority usually means a Notice of Proposed Action (Judicial Council form DE-165). Limited authority means court confirmation. A trust sale usually needs neither.
3. Prices with the referee in mind. In a confirmed private sale the offer generally must be at least 90% of an appraisal made within one year (Probate Code §10309).
4. Prepares buyers for the hearing. If the sale goes to court, the broker keeps marketing to likely overbidders and explains the overbid rule to the accepted buyer before they sign.
5. Handles the house. Occupants, cash for keys, cleanouts, hoarding, deferred repairs, code issues, insurance on a vacant house, and utilities.
6. Keeps the attorney’s file clean. The listing agreement, purchase agreement, disclosures and MLS remarks are written for the path counsel chose, so the petition and the escrow match.

Broker vs. agent: does the license matter?

In California, a salesperson must work under a supervising broker. A broker holds the higher license and can supervise a brokerage. For a probate or trust sale, the license level matters less than experience with the court process, but it is worth checking. Anyone can look up a license on the DRE public license lookup. Bill’s license is DRE #01022275, and his brokerage is eXp Realty of California, Inc., DRE #01878277.

Who hires a probate broker?

• Executors and administrators who have Letters and need to sell a decedent’s house. Start with the executor’s step-by-step guide.
• Successor trustees selling a house held in a living trust. See the trust sales hub.
• Conservators who need court authority to sell a conservatee’s home.
• Estate and trust attorneys and professional fiduciaries who want the real estate side handled without adding to their own workload. See for attorneys and fiduciaries.

How does a probate sale work in Los Angeles County?

LA County probate matters run through the probate division at the Stanley Mosk Courthouse, 111 N. Hill St. in downtown Los Angeles, wherever in the county the house is. In outline:

1. The court appoints the personal representative, and Letters issue (Probate Code §8400).
2. The probate referee appraises the house as of the date of death.
3. The broker prices, prepares and lists the house, with MLS wording that matches the sale path.
4. With full authority, counsel serves a Notice of Proposed Action at least 15 days before the sale closes, unless it is waived or consented to.
5. With limited authority, or if someone objects, counsel petitions for court confirmation. At the hearing, anyone can overbid.
6. Escrow closes and the proceeds go to the estate account.

Current hearing timelines move. Check the LA County probate backlog status page before you promise anyone a date.

Where does Bill work?

All of Los Angeles County, including Pasadena, Glendale, Santa Monica, Long Beach, Torrance and the San Fernando Valley. The office is at 8383 Wilshire Blvd #800 in Beverly Hills.

What results has Bill published?

Case Brief #01 is a real sale: on a home on Scudder Ct in Carson, a “listing agent” brought a $465,000 cash offer, and the home was listed and sold for $599,900 with no money spent on repairs, about $134,900 more for the estate. The other case studies are illustrative examples, not actual client sales. They include a four-sibling dispute in the San Fernando Valley that ends in a unanimous settlement and a court-confirmed sale, and a Pasadena hoarding property sold with zero code fines.

Related: Probate Realtor® Los Angeles: how to choose · Probate-focused broker vs. traditional Realtor® · How to choose a probate agent

Related Probate Weekly and Estate Planning Podcast episodes

• Avoid Mistakes in Selling Property in Probate, with Mina Sirkin
• Preparing Real Estate for Sale During Probate, with Robert Silverman
• What an Executor Can Actually Do, with Scott Rahn
• Real Estate Title Problems in Probate Court, with Mina Sirkin

Frequently asked questions

What is a probate real estate broker?

A probate real estate broker is a licensed broker who sells real property for an estate, trust or conservatorship and plans the sale around the court file: the Letters, IAEA authority, the referee’s appraisal, notice, and, when required, a court-confirmation hearing with overbids.

Do I have to use a probate broker to sell a house in probate in Los Angeles?

No. Probate Code §10150 lets the personal representative hire any licensed broker. Experience matters most when the sale needs court confirmation, heirs disagree, someone lives in the house, or title has problems.

How is a probate broker paid?

The estate pays the commission from the sale proceeds at closing. In a court-confirmation sale, the listing contract binds the estate only for the amount the court allows (Probate Code §10150(b)).

Where are Los Angeles probate sales confirmed?

At the Stanley Mosk Courthouse, 111 N. Hill St., Los Angeles. Since February 2, 2026, Antelope Valley probate matters are also heard through Stanley Mosk.

Is Bill Gross an attorney or a probate referee?

No. Bill Gross is a California real estate broker, DRE #01022275, brokered by eXp Realty. He is not an attorney and not a probate referee. The estate attorney handles filings, notices and court appearances.

How do I reach Bill Gross about a probate property?

Call (310) 210-0008, email bill@thelaprobateexpert.com, or schedule a consultation. Bring the Letters (or the trust), the property address, and the attorney’s name if one is involved.

Educational only, not legal advice. California probate, trust and conservatorship matters are fact-specific. Confirm authority, court requirements, and tax consequences with the attorney and tax advisor. Local rules change; the city, county and court websites control.

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