Selling an Inherited Home Through Probate? You Don't Have to Figure It Out Alone.

Executors & Personal Representatives

You carry the legal responsibility. I give you a clear plan, documentation for the court file, and a sale process you can explain to everyone.

Heirs & Beneficiaries

Sell, keep, or buy out a sibling? I lay out the numbers for each option so the family can decide with facts instead of guesses.

Out-of-Town Families

Live outside Arizona? I can be your local eyes and hands: access, vendors, showings and inspections, with photo and video updates along the way.

Attorneys & Fiduciaries

Responsive communication, well-documented pricing, and an agent who understands court timelines and confirmation requirements.

The court appoints a personal representative

In Arizona, the person who handles the estate is called the personal representative, whether the will names them as executor or the court chooses them. Once appointed, they receive letters from the court that give them legal authority to act for the estate, including selling the home. We can talk and plan before the letters are issued.

Secure and protect the property

Change the locks, keep utilities on, confirm the home is insured (vacant homes often need a different policy), and keep up with the mortgage, taxes and HOA dues where possible. I can check on the property and handle access.

Find out what the home is worth

I prepare a detailed market analysis based on recent Valley sales and the home's real condition. Your attorney or CPA may also want a date-of-death appraisal from a licensed appraiser for estate accounting and tax purposes. I can recommend local appraisers.

Decide how to prepare the home

Sell as-is, do a light cleanout and refresh, or make targeted repairs. I'll show you the likely net to the estate for each option and coordinate estate sales, donation pickups, cleanouts and contractors once family items have been set aside.

List and market with RE/MAX reach

Professional photography, MLS exposure, the RE/MAX network and targeted online marketing put the home in front of qualified buyers. The listing is written to disclose that it's a probate or estate sale, so buyers know what to expect.

Review offers and, if required, court confirmation

I help you compare offers on price, terms and certainty of closing. In most informal Arizona probates, a personal representative with unrestricted letters can accept an offer without a court hearing. If the probate is supervised, or the letters restrict real estate sales, the court must approve the sale first. Your attorney will confirm which applies.

Close the sale and settle the estate

At closing, the mortgage, liens and sale costs are paid from the proceeds. The remaining funds go to the estate, and the executor distributes them under the will or state law once the court process allows.

■ Protect the property

• Change or rekey the locks and collect all keys and garage remotes
• Call the insurance company and ask about vacancy coverage
• Keep power, water and HVAC running to prevent damage
• Forward mail and stop deliveries so the home doesn't look empty
• Secure jewelry, papers and valuables, and hold off on removing large items

■ Gather these documents

• Certified copies of the death certificate
• The will or trust documents, if any
• The deed and most recent property tax bill
• Mortgage, home equity or reverse mortgage statements
• Insurance policy, HOA contacts and utility account details

Arizona Probate Home Sale Checklist

The heirs don't agree

I put the same written market analysis and options in front of everyone. When the numbers are clear and shared, conversations get calmer and decisions come faster.

The house is full of belongings

Take your time with family keepsakes first. Then I coordinate estate sale companies, donation pickups and cleanout crews so you don't have to sort decades of items alone.

The home needs major repairs

Dated or damaged homes still sell. I'll show you whether repairs are likely to pay for themselves, or whether selling as-is to the right buyer makes more sense for the estate.

There's a mortgage or reverse mortgage

Loans are typically paid off from the sale at closing. Reverse mortgage lenders set deadlines after a borrower passes, so contact the servicer early. I'll help you build a timeline around those dates.

Someone is living in the home

Whether it's a tenant or a family member, occupancy affects timing and showings. I'll help you understand the options, and your attorney handles anything that requires legal notice.

One heir wants to keep the house

A fair market value gives the family a starting point for a buyout. I can also connect the buying heir with a trusted local lender to explore financing.

Downsizing or a senior move

I can help a parent sell, find a right-sized home or 55+ community, and coordinate move managers, estate sales and cleanouts, so the family isn't juggling everything at once.

A power of attorney ends at death

An agent under a valid power of attorney can usually sell a home while the owner is living. That authority stops at death. After that, the personal representative or the trustee is the one who can sign.

Homes held in a living trust

If the home was titled in a living trust, the successor trustee can usually sell it without going through probate court. Your attorney can confirm how the home is titled and who has authority.

Option A

Sell as-is

Often the right fit when:

• The estate has little cash available for repairs
• Heirs want a faster, simpler process
• The home needs work beyond a cosmetic refresh
• Family lives out of the area

Option B

Clean, refresh and list

Often the right fit when:

• Paint, flooring or landscaping could lift the price
• The estate can cover modest prep costs
• The court timeline allows a few extra weeks
• The goal is the highest possible net to heirs

Maricopa County Superior Court

Plan your sale