Probate & Trust Real Estate
The Raymond Team,
Patrick & Ruby years of helping our clients with Trust and Probates Sells

If this is you below we can help... Success Stories Briefs

• Executors & Personal Representatives managing probate sales
• Successor Trustees selling trust property
• Attorneys & Fiduciaries who need a responsive, document-savvy real estate partner
• Heirs & Beneficiaries seeking transparent guidance and best-possible net proceeds

Why choose The Raymond Team (Patrick & Ruby Raymond)

• Court-compliant process: We understand timelines, notices, and local court requirements (incl. CA Rules of Court & CAR forms).
• Fiduciary-minded pricing strategy: Data-driven valuations, multiple-offer strategy, and net-sheet clarity for beneficiaries.
• Turnkey coordination: We organize clean-out, donation, estate sale, minor repairs, staging, photography, and secure access.
• Vendor network: Probate/trust attorneys, CPAs, appraisers, locksmiths, haulers, landscapers, and contractors.
• Communication built for families: Clear weekly updates, decision checklists, and simple yes/no approvals.
• Local expertise (CA Central Coast): San Luis Obispo County & surrounding cities: Nipomo, Arroyo Grande, Pismo Beach, SLO, Morro Bay.

What to expect: step-by-step

1. Discovery & Authority Check
• Confirm letters (of administration/testamentary) or trust certification, ID the decision-maker, review any court restrictions (e.g., overbids).
• Deliverables: engagement letter, timeline, preliminary net sheet.
2. Document & Title Review
• Order preliminary title, verify liens, judgments, HOA, and needed disclosures.
• Deliverables: title report summary, fix-it plan.
3. Property Preparation
• Safety + insurance check, locksmith rekey, clean-out/haul-away, donation receipts, light repairs, yard refresh, professional photos.
• Options: sell as-is or lightly improved for ROI.
4. Pricing & Launch
• Probate/trust-appropriate pricing "market comps".
• Publish to MLS + syndicated portals; targeted digital buyer plus agent outreach; “fiduciary sale” notes as appropriate.
5. Offer Management
• Present all offers with apples-to-apples net comparisons.
• If court confirmation is required, we prep overbid instructions & court package.
6. Escrow & Compliance
• Coordinate inspections, appraisal, contingency timelines, and statutory notices.
• Weekly status briefs to executor/trustee/attorney; resolve issues early.
7. Closing & Distribution
• Confirm payoffs, HOA demands, final utility readings, occupancy.
• Deliverables: closing package, final net sheet, digital document archive.

Executor/Trustee Toolkit (what we’ll help you gather)

• Letters of administration/testamentary or trust certification
• Death certificate(s) (as applicable)
• Valid ID for signing party
• HOA info and latest statements (if any)
• Mortgage/lien/solar/lease docs
• Keys, gate codes, remotes, permits/receipts if available

Sale options (and when they fit)

• As-Is Sale: fastest, minimal spend; best when timeline > cosmetics.
• Light Refresh: paint, flooring, landscaping for 3–10× ROI on modest budget.
• Investor-Ready Listing: disclose issues, target cash/quick-close buyers.
• Court-Confirmed Probate: we handle the overbid process & buyer guidance.

Common pitfalls we help you avoid

• Missing authority or wrong signer on contracts
• Pricing for retail perfection when property is “estate condition”
• Hidden liens/judgments stalling escrow
• Incomplete disclosures causing credits or re-negotiations
• Vacant-property risks: insurance lapses, access control, utilities

How we maximize your net

• Right list price:  opens to a larger buyer pool potential of multiple offers
• Staged presentation: or clean, empty plus professional photos typically results in higher perceived value
• Tight timelines: to maintain urgency
• Offer terms strategy: short contingencies, rent-back, as-is with inspection rights
• Repair ROI filter: only do what pays you back

Fast answers:

Q: What’s the difference between probate and trust sales?
A: Probate needs court authority and sometimes court confirmation; trust sales are handled by a trustee under the trust. Both must act in beneficiaries’ best interest.

Q: How long does it take?
A: Trust sales often mirror standard timelines (30–45 days escrow). Probate can add weeks for authority/confirmation. We’ll map your exact timeline upfront.

Q: Can we sell “as-is”?
A: Yes. You still disclose known facts, but you don’t have to fix items. We’ll position the home correctly for “as-is” buyers.

Q: Who signs?
A: The court-appointed personal representative (executor/administrator) or the successor trustee with proof of authority.

Q: Do we need to clear the house first?
A: Not always. We can coordinate estate sale/haul-away and often launch while that work proceeds.

Need discreet, court-compliant help?
Schedule a confidential consult with Patrick & Ruby Raymond.
Email: info@raymondteamre.com 
Service Area: San Luis Obispo County & CA Central Coast.