Trust, Estate & Court-Supervised Sales
Income Property Sales for Fiduciary Professionals
A sale process and documentation trail built for trust administrations, probate, partition actions, and court-supervised dispositions.
The Problem I Solve
Most commercial brokers are set up to work with property owners, not with professionals managing dispositions under fiduciary constraints. The result is extra work for the attorney or fiduciary to ensure the broker's process and documentation meet the required standard.
I close that gap. My process is built from the ground up for fiduciary engagements—court-ready valuations, documented competitive exposure, and reporting formatted for trust accountings and court filings.
Who I Work With
Trust & Estate Attorneys
Administering trusts with income property assets requiring disposition.
Probate Attorneys
Managing estate sales under IAEA authority or court confirmation.
Estate Planners & CPAs
Advising clients on pre-death planning or post-death transitions.
Professional Fiduciaries & Conservators
Court-appointed professionals with property disposition responsibilities.
Partition Action Attorneys
Representing co-owners in partition by sale proceedings.
Whether you have a specific property to discuss now or want to establish a relationship for future referrals, I'm happy to connect.
What I Bring to Your Engagement
A Sale Process Built for the Record
Competitive exposure with documented offer process and real-time reporting. Every step creates a defensible record of your fiduciary decision-making.
Court-Ready Valuations
Detailed Broker Opinions of Value with comparable sales, income capitalization analysis, and submarket context—not one-page estimates. Substantiation that withstands scrutiny.
Fluency in Fiduciary Procedures
NOPA timelines, overbid mechanics, Letters Testamentary requirements, court confirmation hearings. I speak the language of fiduciary administration.
Reporting for Fiduciary Records
Activity reports formatted for trust accountings, court filings, and co-trustee updates. Documentation you can drop directly into your file.
Transfer Tax Strategy
Measure ULA analysis at the $5M and $10M thresholds. Coordination with your tax counsel on timing and structure to minimize transfer tax exposure.
1031 Exchange Coordination
Full 1031 exchange support including DST options for trusts transitioning out of active property management.
How I Handle Specific Situations
Trust Administration Sales
Whether you're administering a revocable living trust or an irrevocable trust, I provide the valuation support and marketing process that satisfies your duty of care. Clear documentation for beneficiary inquiries.
Probate Sales (IAEA & Court Confirmation)
Familiar with both Independent Administration of Estates Act sales and full court confirmation procedures. I manage overbid requirements, confirmation hearing timelines, and 90% deposit calculations.
Partition Actions
Experience working with partition attorneys and court-appointed referees on CCP §872.210 proceedings. I understand buyout rights under the Uniform Partition of Heirs Property Act and the nuances of court-ordered sales.
Conservatorship Dispositions
Court-supervised sales requiring Probate Code compliance. I coordinate with conservators and their counsel to ensure proper procedures and court approval.
Inherited Property & Step-Up in Basis
Helping beneficiaries evaluate whether to sell immediately (capturing the stepped-up basis) or hold for appreciation. I coordinate with your tax advisors on the numbers.
Income Property Expertise
While my primary focus is multifamily apartment buildings, I handle fiduciary sales across all income-producing property types in Los Angeles:
Apartment Buildings
5+ units, our primary specialty. RSO and non-RSO properties.
Retail Properties
Strip centers, single-tenant NNN, neighborhood retail.
Industrial & Warehouse
Flex space, distribution, light manufacturing.
Mixed-Use
Ground-floor retail with residential above.
What Working With Me Looks Like
Initial Consultation
No obligation. I'll give you an honest preliminary read on the property, timing considerations, and what a sale process would look like for your specific situation.
Broker Opinion of Value
Court-ready format with comparable sales, income analysis, and submarket context. This is yours to keep regardless of whether we work together.
Marketing Strategy
Written marketing plan tailored to your engagement constraints—timeline requirements, confidentiality considerations, and beneficiary notification needs.
Active Marketing & Offers
Regular activity reports throughout the marketing period. All offers presented in writing with buyer qualifications and terms clearly documented.
Escrow & Due Diligence
Coordination of inspections, tenant estoppels, and title work. Court confirmation process management if required by your sale type.
Close & Documentation
Complete transaction file organized for trust accountings or court filings. Marketing summary, all offers received, and closing documents in one package.
Representative Transactions
12-Unit Apartment Building
West Los Angeles
Successor trustee sale with multiple beneficiaries. Competitive marketing generated 8 offers. Closed at 4% above initial BOV.
8-Unit Rent-Controlled Property
Hollywood
Full court confirmation process with overbid hearing. Successfully navigated RSO compliance for estate. 90-day close.
16-Unit Mixed-Use Building
Silver Lake
Co-owner dispute resolution through court-ordered sale. Worked with partition referee to maximize value for all parties.
Fiduciary FAQs
Do I need court confirmation to sell trust-held real property?
It depends on the trust terms and administration type. Revocable living trusts typically allow trustees to sell without court confirmation. Irrevocable trusts, testamentary trusts, and properties in probate may require court confirmation under California Probate Code §10300. I can help you work with your attorney to determine the appropriate process.
How do you establish fair market value for court purposes?
I provide a detailed Broker Opinion of Value (BOV) that includes comparable sales analysis, income approach valuation, and current market conditions. This documentation supports the fiduciary's duty of care and can be presented to the court or beneficiaries as evidence of prudent decision-making.
What documentation do you provide for the trust accounting?
You'll receive comprehensive documentation including: marketing activity reports, all offers received with terms and buyer qualifications, negotiation summaries, transaction timeline, closing statements, and a final disposition summary. This creates a clear audit trail for trust accounting and beneficiary inquiries.
Can beneficiaries do a 1031 exchange from an inherited property?
Generally, no—inherited property receives a stepped-up basis at death, eliminating most or all capital gains. However, if the property has appreciated significantly since inheritance, or if the trust held the property for investment purposes before distribution, a 1031 exchange may be beneficial. Each situation is unique; I work with your tax advisors to evaluate the options.
How does Measure ULA affect estate and trust property sales?
Measure ULA imposes a 4% transfer tax on LA properties selling between $5.3M-$10M, and 5.5% above $10M. There is no exemption for trust or estate transfers. This significant cost should be factored into timing decisions, pricing strategy, and beneficiary distributions. I can help you analyze whether to sell now or wait for potential repeal efforts.
What's the timeline for selling an apartment building through probate?
With Independent Administration of Estates Act (IAEA) authority, a probate sale can close in 60-90 days, similar to a standard transaction. Court-confirmed sales typically add 4-8 weeks for the confirmation hearing and overbid period. I manage the timeline carefully to meet court deadlines while maximizing exposure to qualified buyers.
Services Overview
Download a copy of my services overview to share with colleagues or keep on file.
Let's Connect
If you have a property situation to discuss—or just want to establish a relationship for future referrals—I'm happy to connect.