Probate Real Estate Services in Orange County, CA

Handling a loved one’s property during probate can feel overwhelming — especially while you’re grieving, managing paperwork, or supporting family members. You don’t need to navigate this alone.

I’m Biljana Gallardo, LL.B., CPRES®, SRES®, CDRE®, a Real Estate Broker with more than 20 years of local Orange County experience. I specialize in helping families, heirs, executors, and attorneys sell probate real estate smoothly, legally, and profitably, with respect and complete confidentiality.

Probate real estate involves legal, financial, and emotional complexities that are very different from a traditional home sale.

A probate-trained broker helps you avoid:

Price-reducing mistakes

Incorrect property preparation, undervaluing the home, or accepting an offer too early.

Delays caused by missing paperwork

Court approvals, probate timelines, statutory notices, and required disclosures.

Conflicts between heirs or beneficiaries

A neutral, licensed professional helps maintain clarity and prevent misunderstandings.

Liability issues for executors & administrators

Selling a home under the court’s supervision requires exact compliance.

This is where having a Certified Probate Real Estate Specialist (CPRES®) makes all the difference.

I provide complete guidance and hands-on support throughout the entire probate sale process:

1. Probate Consultation & File Review

I review the case status, Letters of Administration/Testamentary, court requirements, timelines, and next steps.

2. Property Condition & Market Evaluation

Full assessment of the home in “as-is” condition, with recommendations only when they increase value without delaying the sale.

 3. Coordination With Attorneys & Fiduciaries

I communicate and collaborate with your probate attorney or court-appointed representative to ensure compliance.

4. Court-Required Marketing & Disclosures

I prepare property reports, disclosures, probate notices, and all marketing required by Orange County probate rules.

5. Managing Clean-Outs, Repairs & Preparation

I coordinate:

• Trash-out
• Personal property removal
• Cleaning
• Securing the home
• Optional light repairs
• Professional staging (if desired)

You don’t have to manage any contractors.

6. Strategic Pricing & Probate-Ready Marketing

Your listing is showcased across all major real estate platforms with professional photos, floor plans, and targeted outreach to investors and retail buyers.

7. Offer Review & Court Confirmation Process

I help you evaluate offers, navigate overbids, and handle all court confirmation steps when required.

8. Smooth Closing With Full Compliance

I ensure all documents are executed correctly, statutory periods are met, and the sale closes legally and on schedule.

Legal Background (LL.B.)

I understand the legal framework of probate real estate and communicate fluently with attorneys and fiduciaries.

Certified Probate Real Estate Specialist (CPRES®)

Special training in court-supervised transactions.

20+ Years in Orange County Real Estate

Deep knowledge of local property values, investor demand, and probate buyer behavior.

A Calm, Neutral Professional Voice

Probate situations can be emotional. I bring steadiness, clarity, and compassion to the table.

Turn-Key Service

You handle the probate case — I handle the property.

• Executors
• Administrators
• Trustees
• Attorneys
• Conservators
• Fiduciaries
• Court-appointed representatives
• Families managing estates from out of state

If you’re not sure who is legally responsible for the sale, I’ll help you understand the steps.

Step 1 — Court appoints an Executor or Administrator

You receive Letters Testamentary/Administration.

Step 2 — Property evaluation & strategy meeting

I assess the home, provide comps, and recommend the best selling approach.

Step 3 — Preparation & marketing

We prepare the home (as-is or improved) and launch court-approved marketing.

Step 4 — Accepting an offer

You review offers with me, choose the best one, and sign the purchase agreement.

Step 5 — Court confirmation (if required)

I guide you through overbids and hearings.

Step 6 — Closing & distribution

The sale closes and proceeds are distributed according to the estate plan.

Do we have to fix the house before selling?

No. Probate homes are often sold as-is, and in many cases this is the best financial choice.

Can the executor live out of state?

Yes — I regularly work with out-of-state executors and manage the entire process locally.

Do we need court approval to sell?

It depends on whether the estate has full or limited authority under the Independent Administration of Estates Act (IAEA). I help you determine this.

Who decides the listing price?

You do — but I provide a full comparative market analysis and strategic pricing guidance.

Can siblings disagree about selling?

Yes, and it’s common. My neutral, professional approach helps reduce friction and keeps the process moving.