We guide Personal Representatives, Administrators, family members and probate attorneys through the Full Service sale of real property with court-friendly documentation, bidder coaching, and overbid-day readiness. Our goal is simple: reduce friction, protect the record, and sell for top dollar. With over 20 years of experience, we have the knowledge, the connections and relationships, and know-how to facilitate a probate transaction each step of the way while keeping you informed and doing so professionally, efficiently and selling your property for top dollar.
Call or text: 858-722-6847 • Email: wolf@cbwhomes.com
Two Probate Paths We Run Well
- Full authority under IAEA: use Notice of Proposed Action if no written objection
- Limited authority or objections: publish notice, obtain court confirmation, manage overbid
Our Probate Workflow
- Open file and verify authority - Letters, bond, and capacity confirmed
- Inventory and appraisal - Probate Referee value helps anchor pricing
- Valuation and scenarios - as-is vs light-improvements with net projections
- Prep and vendor plan - insured vendors, receipts, photo logs
- Market and offers - buyer education on probate terms, realistic timelines
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6A) Full authority track - serve NOPA, wait statutory period, proceed to escrow
6B) Confirmation track - publish, set hearing, manage overbid, obtain order
- Escrow and closing - PR deed, liens and costs paid, proceeds to estate
- Reporting - concise summaries counsel can attach to accountings
What Attorneys Get From Us
- Court-ready exhibits: Net-to-Estate, Overbid Cheat Sheet, Weekly Status format - Efficient and always on time.
- Overbid day logistics: cashier's check guidance, bidder verification, clear line management
- Less evidentiary noise: possession logs, key transfer notes, paid receipts bundled
Minimum Overbid (Quick Guide Reference)
In the event it is necessary, as many times Probates are not subject to overbid
Accepted price + 10% of first $10,000 + 5% of the balance
We coach buyers on funds, ID, contract terms, and hearing etiquette to maximize participation and price.
FAQs for PRs and Counsel
How do you balance speed with top-dollar outcomes?
We evaluate as-is vs light-improvements with clear net math, then run a marketing plan that widens buyer competition, often improving price without delaying the file.
Do you attend the confirmation hearing?
We prepare bidders, coordinate with counsel, and provide the property summary and comps so the process is efficient and competitive.
What if the property is occupied or needs significant cleanup?
We orchestrate access, notices where appropriate, and insured crews for debris removal, donation, and light repairs to keep the file moving.
Need a 24-hour pricing brief or overbid guidance now?
Email wolf@cbwhomes.com with the address and authority level. We'll send scenarios, next steps, and the relevant one-pagers for your file.
Thank You!
We've received your information and will be in touch within 24 hours to discuss your probate sale needs.
Download your resource now:
DOWNLOAD OVERBID ONE-PAGER (PDF)
What Our Clients Say
"Mike and his team continued to work closely with us on all of the seller disclosures and closing documentation to make the process as smooth and seamless as possible. Overall, we were extremely happy with Mike's level of service."
— Lisa & Paul M.
"Mike and his team were there 24/7 through the entire process and even helped us manage all the ups and downs of escrow. No question went unanswered and we were continuously put at ease."
— Lauren B.
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