Probate and Trusts
Selling a loved one’s home with care and a clear plan
When someone you love passes away, the house is often one of the biggest and most emotional things left to handle. Most families have never been through probate before, and it is easy to feel overwhelmed and unsure of what comes next.
That is where we come in. We specialize in probate and trust properties, and we guide executors, administrators, trustees, and families through selling the home, one step at a time, so you always know what comes next.
We help families throughout the greater Atlanta area, often working alongside their probate attorney.
How we help with probate and trust property
1. We meet you where you are
Some families call us soon after a loss. Others reach out once the probate court has already given them the authority to sell. Either way, we start by understanding where you are in the process and what you are up against.
2. We help protect the property first
Early on, we make sure the basics are covered: the mortgage is being paid, the homeowners insurance stays in place, and the home is secured. An empty house needs extra attention, and small gaps can turn into costly problems.
3. We talk with the right people
We work with the executor or administrator, the person with authority over the estate. We will also ask how you would like us to communicate with the rest of the family. Some families want everyone kept in the loop. Others prefer that we talk only with certain family members, or only with you. We follow your lead.
4. We guide you through each next step
Probate comes with a lot of unfamiliar paperwork and decisions. We work alongside your attorney on the real estate side and explain what needs to happen next with the home, so you are never left guessing.
5. We take care of the house
Every home and every family is different. Depending on what you need, we can help coordinate:
- Cleanouts
- Estate sales
- Repairs
- Selling the home as-is
You decide how much work, if any, goes into the home before it sells.
6. We help from a distance
If you live out of town, you do not need to be here for most of the process. Once our listing agreement is signed and we have a set of keys, we coordinate the cleanout, vendors, showings, and sale, and keep you updated along the way.
7. We sell the home and see it through to closing
We price the home, market it to the right buyers, negotiate on your behalf, and stay with you through closing. Learn more about how we sell homes.
Please note: we are not attorneys and do not give legal advice. For legal questions about the estate, we will point you back to your probate attorney, and if you do not have one, we can connect you with one.
Free probate guides for Georgia families
We created these free guides to help families understand probate in Georgia and feel more prepared for each step. Each one is delivered straight to your inbox.
- Probate Real Estate: Avoid the 7 Biggest Mistakes: our free e-book on the most common and costly mistakes families make with an estate’s home, and how to avoid them.
- The 15 Steps to Probate, In Order: your roadmap through the probate process.
- The Probate Timeline: how long probate actually takes in Georgia.
- The Probate Flowchart for Georgia: the complete process from start to finish, on one page.
- Your Complete Guide to Fiduciary Duties: a checklist of your responsibilities as an executor or administrator.
- How to Build Your Probate Team of Experts: the professionals who can help you through probate, so you are not navigating it alone.
- Personal Property Inventory and Appraisal Form: track, value, and account for every item in the estate.
- Probate Glossary: plain-language definitions for the terms you will hear along the way.
Is the property outside the greater Atlanta area?
If the home is outside the greater Atlanta area and you are going through probate, we will connect you with a real estate agent in that area who specializes in probate. The key is having an agent who knows the ins and outs of the probate process.
From our blog
- Can You Sell a Probate House As-Is in Georgia?
- Does a Will Avoid Probate in Georgia?
- The Missing Piece in Every Probate Attorney’s Client’s Toolkit
- The 1988 Deed Trap
Questions families ask us about probate
Can I sell an inherited house as-is?
Yes. This is one of the biggest myths we hear. You do not have to fix up or fully clean out a probate property before selling it. We will help you weigh selling as-is against making a few updates, so you can choose what makes sense for your family.
Do I need to live nearby to sell the house?
No. Many executors and administrators live out of town. Most of the legal side can be handled from a distance, and once we have a signed agreement and a set of keys, we can coordinate the cleanout, repairs, showings, and sale for you.
When can the house be sold?
Generally, the person handling the estate needs authority from the probate court before the home can be sold. Your probate attorney can tell you where you are in that process, and we can start planning the sale in the meantime.
What should I do first?
Make sure the mortgage and homeowners insurance are being paid, secure the home, and talk with a probate attorney. Then reach out to us, and we will help you map out the next steps for the house.
What if family members do not agree?
We work with the executor or administrator, and we will ask up front how you would like us to communicate with the rest of the family. Our role is to share clear information and options so the family can make decisions with less stress.
If there is a will, does the house avoid probate?
No. In Georgia, a will alone does not keep a home out of probate. A will tells the court your wishes, but the estate still goes through the probate process. An estate planning attorney can explain options that may help your own family avoid probate in the future.
Does a trust keep the house out of probate?
Yes, as long as the trust is funded. A funded trust means the home was actually retitled into the name of the trust. When it is, the trustee can act on behalf of the trust and its beneficiaries, whether the person who created the trust is living or has passed away, and the home can be sold without going through probate. If the home was never moved into the trust, it may still need to go through probate.
Not sure where to start?
Tell us a little about the property and where you are in the process. We will help you understand your options and your next step, with no pressure.