Five Southern California Counties

Probate Realtor in Southern California.

I help executors, trustees, administrators, and heirs sell inherited homes, with clear guidance through every step of probate.

Request a Consultation Call (714) 463-1998

If you're not ready to sell, we can still talk. Prefer to text? (714) 463-1998

5-star reviews on Google 100+ probate sales 16 years in probate Se habla español
Alex Vargas, Probate Real Estate Specialist

How I Can Help

Selling an Inherited Home

For executors, administrators, and personal representatives. Court confirmation, overbids, or IAEA authority, explained and handled start to finish.

How Probate Sales Work Common Questions

Trust Sales & Heirs

For trustees and families, including heirs out of state. Cleanouts, repairs, tenants, and contractors coordinated, whatever the condition.

Talk It Through About Alex

Probate Attorneys

A real estate partner who knows court timelines and requirements, and keeps the sale moving while you handle the estate.

For Attorneys Resources

Alex

Probate Real Estate Specialist

REALTOR® DRE #01332235 Se habla español PAK Home Realty

I'm Alex Vargas. I've been in real estate for 26 years, and for the last 16 I've specialized in probate, trust, and conservatorship sales, with more than 100 probate sales closed across five Southern California counties.

Most families I meet are grieving, busy, or living out of state, and they've just been handed a house and a court process they didn't ask for. I explain each step in plain language, coordinate what the property needs, and stay in close contact with your attorney until the sale closes.

My Story
Google Reviews

What It's Like Working With Me

Every review below comes straight from Google.

NicoleEric Kobaly
Home Seller
★★★★★Google review · September 2024

Alex and Gaby were amazing throughout the entire process. The house sold exactly as I expected it to, no surprises or last minute changes to the offer. They took care of all the administration and went far above and beyond to help make the sale happen. I got quotes from several similar companies for my house, their price was the highest, no contingencies, no nonsense. Both of them communicated with my regularly, and even helped to prompt my probate lawyer to take necessary actions they had been dragging their feet on. Absolutely no regrets working with them, I'm truly thankful for their hard work and how easy they made this process for me.

Charlie Lara
Probate Property Buyer
★★★★★Google review · 2024

Alex was extremely helpful throughout my purchase as my buyer's agent. He helped me navigate the probate process from start to finish and was very knowledgeable, professional and patient every step of the way. He also guided me through the court bid process, which can be confusing if you've never done it before, and helped make sure I understood what was needed to successfully purchase the property. I really appreciated his communication, attention to detail, and overall knowledge of probate real estate. If you're buying or selling a probate property, I would definitely recommend Alex. He knows the process and truly helps his clients get to the finish line.

Dave Martinez
Google Reviewer
★★★★★Google review · June 2025

Alex Vargas and Gaby Guzman professionals in the Probate Real Estate, I highly recommend retaining their services. After interviewing several real estate agents Alex was the most knowledgeable and informative on probate procedures.

Brianna Rivera
Home Seller
★★★★★Google review · 2026

Alex was very easy to work with and did his due diligence to get my the best possible results from my home sale. I would highly recommend him to anyone looking to sell their home.

Read All Reviews on Google
On YouTube

Client Videos

Clients sharing their experience, in their own words.

Probate Sales, in Plain English

Every estate is different, but most California probate sales follow the same path. Whether you have IAEA authority or need court confirmation, here's what to expect.

IAEA authority

Lets the executor sell without a court hearing, by giving notice of proposed action to heirs.

Court confirmation

Without full IAEA authority, a judge approves the sale at a hearing, adding roughly 30–45 days.

Overbid

At a confirmation hearing, other buyers can bid above the accepted offer. I prepare you for it.

  1. Free consultation

    We talk through your situation, whether you're an executor, administrator, or trustee. I look at the property and lay out a plan.

  2. Property preparation

    Cleanouts, repairs, landscaping, or tenants. I coordinate the work so the home is ready for market.

  3. Pricing & marketing

    Priced from current market conditions and the probate referee's appraisal, marketed to traditional buyers and investors who understand probate.

  4. Court confirmation or notice

    If the sale needs court confirmation, I handle the overbid process and hearing. With IAEA authority, we proceed by notice of proposed action.

  5. Closing & distribution

    I coordinate with your attorney, the title company, and everyone involved. Proceeds go to the estate account for distribution.

No upfront costCommission is paid from the sale proceeds at closing.
As-is is okayCondition, clutter, or tenants don't have to stop a sale.
Out of state is commonI can be your local point of contact throughout.
Se habla españolBilingual help for families who prefer Spanish.

Common Questions

Answers to what executors and administrators ask most.

Ask Me a Question
California probate typically takes 12–18 months from petition filing to final distribution, though simple estates with Independent Administration of Estates Act (IAEA) authority can close faster. Complex estates or contested cases can take 2+ years. The real estate portion — listing, selling, and closing — usually takes 3–6 months within that timeline.
Any licensed agent can technically list a probate property, but probate sales involve court timelines, referee appraisals, overbidding procedures, and executor responsibilities that most agents have never encountered. A probate specialist ensures compliance with California probate code, avoids costly delays, and protects the estate from potential liability.
We serve five Southern California counties: Orange County, San Diego County, Los Angeles County, Riverside County, and San Bernardino County. Alex Vargas personally handles probate, trust, and conservatorship real estate sales throughout the region, with deep familiarity of each county's probate court and local procedures.
If the executor or administrator has IAEA (Independent Administration of Estates Act) authority, you can sell without court confirmation by following a notice-of-proposed-action process. Without IAEA authority, the sale requires court confirmation, which adds approximately 30–45 days and allows overbidding at a hearing. We handle both processes routinely.
Probate realtors work on standard real estate commission — typically 5–6% split between the listing and buyer's agents. There are no upfront costs to you. The commission is paid from the proceeds of the sale at closing and is approved by the court as part of the estate's expenses.
This is extremely common with probate properties. We coordinate cleanouts, minor repairs, and tenant relocations as part of our service. Many probate homes are sold as-is, and we have a network of investors and buyers who specifically look for these opportunities. Regardless of condition, we develop a strategy to maximize the estate's return.
Absolutely. A significant portion of our clients are out-of-state executors or administrators. We serve as your boots on the ground — managing property access, coordinating with contractors, attending court hearings, and keeping you updated every step of the way. Everything can be handled remotely on your end.

Ready to talk?

If you're not ready to sell, we can still talk.

Call, text, or request a consultation. No pressure and no obligation.

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