Selling an Inherited or Probate Home in Santa Rosa

Selling an inherited house in Sonoma County usually starts at one of the hardest times in a family's life. You're grieving, and suddenly you're also in charge of a house, a pile of paperwork and a long list of decisions. Whether you're selling a probate home in Santa Rosa or a home held in a trust, I'll walk you through it one step at a time.

I'm Erika Frey, a Realtor with W Real Estate in Sonoma County. I'm a solo agent, so you work with me personally from the first call to closing. I've kept a sale on track when it turned into a probate sale overnight. I've helped a family search a whole house for missing estate papers. And I've been out in the garden pulling weeds myself to get a home ready for market.

Call me at 707-888-0212. There's no cost to talk, and you're under no obligation. Even if you're months away from selling, a short call now can help you avoid expensive mistakes later.

I work with families selling inherited homes in Santa Rosa, Healdsburg, Windsor, Sebastopol and the Russian River Valley, and across Sonoma County. Many of them live out of the area.

Trust or probate? It decides when you can sell

The first question is how the home was held when your loved one passed. That one fact decides whether you can sell in weeks or need the court's permission first.

• The home was in a living trust. The successor trustee named in the trust can usually list and sell the home without going to court. This is often the fastest path.
• The home was in your loved one's name alone. It will usually go through probate in Sonoma County Superior Court. The court has to give someone (the executor or administrator) legal authority before a sale can go through. Probate can take many months, often a year or more.
• The home was held another way. Joint tenancy, community property with right of survivorship, or a transfer-on-death deed can let the home pass without full probate.

A newer shortcut: AB 2016. For deaths on or after April 1, 2025, California made it easier to transfer a primary residence worth $750,000 or less. Instead of full probate, the heir can file a simpler court petition (Probate Code §13151) at least 40 days after the death. Rentals and commercial property don't qualify. With home values across Sonoma County, plenty of homes will be over the limit, so ask your attorney whether yours qualifies.

What this looked like for families I've helped

Early in my career, the owner of a home I had listed passed away in the middle of the sale. Overnight, a regular sale became a probate sale. I was there from day one, helping the owner's son find a probate attorney and work through each step.

More recently, I worked on a trust sale where the estate documents couldn't be found. I helped the family bring in a professional fiduciary, and they went through every piece of paper in the house. It took months, but the papers turned up and we sold the home.

My advice before you do anything else

• Find the estate documents: the trust, the will, the deed and any recent tax bills.
• Talk to a probate or estate attorney early. I can connect you with attorneys I trust.
• Don't sign a listing agreement until someone has legal authority to sell. When probate is involved, I set the listing term (usually 6 to 12 months) to fit how long the court process is likely to take.

I'm a Realtor, not an attorney. Please rely on your attorney for legal advice about your specific estate.

Taxes: usually less than heirs fear

Taxes are the reason a lot of heirs wait too long to call anyone. Two rules matter most, and one of them usually works in your favor.

Capital gains and the "stepped-up basis"

When you inherit a home, its value for tax purposes generally resets to what it was worth on the date of death. What your loved one paid for it decades ago no longer counts.

Here's an example with round numbers. Say your parent bought the home for $200,000 and it was worth $850,000 when they passed. If you sell it for $860,000, your taxable gain starts from $850,000, not $200,000. Selling costs reduce it further.

Your CPA will need that date-of-death value. I can pull comparable sales from around that date, and your CPA may also want a formal appraisal.

Property taxes and Prop 19

Since February 16, 2021, Prop 19 has decided whether a parent's low property tax base passes to a child.

• If a child moves in and makes it their own primary residence, they may be able to keep the parent's tax base. The exclusion covers up to $1,044,586 of value above that base for transfers from February 16, 2025 through February 15, 2027. The state adjusts this amount over time. The child must file for the homeowners' exemption within one year.
• If you sell it, rent it or keep it as a second home, expect it to be reassessed at today's market value. That can raise the property tax bill a lot while you decide what to do.

I'm not a tax advisor. Please talk with a CPA about your situation before you decide, and contact the Sonoma County Assessor's Office for current forms and deadlines.

Want to learn more? Listen to my podcast episode on At Home in Sonoma County where I go over all the details

Keep it, rent it or sell it: advice from a landlord

I'm a landlord myself, so I can tell you what owning a rental is really like, not just what it looks like on paper. No option is right for everyone, but each comes with its own costs.

Before you decide, write down what the house costs each month while it sits: property taxes (often higher after reassessment), insurance, utilities, yard care and upkeep. Call the insurance company right away, too. Coverage can change when the owner passes or the home sits empty.

Short-term rental and vacation investment properties are one of my specialties. If you're thinking about keeping a Russian River or Healdsburg-area home as a vacation rental, I can help you look into whether it can be rented that way before you count on the income.

If you already own a home here and want to use your share to buy your next one, I can help with that too. Helping people sell and buy at the same time is a big part of what I do.

I handle the hard part: getting the house ready

Most inherited homes need some work before they sell. Sometimes it's a lifetime of belongings, an overgrown yard or a house that needs real repairs. You don't have to figure that out alone.

• Vendors I've used myself. I have a long list of people I've worked with personally and trust: estate sale companies, junk haulers, landscapers, contractors and more.
• Whatever the home needs. I've helped with estate sales, junk hauling, major landscaping and major renovations. I've also been out in the garden weeding myself.
• Know the condition before buyers do. I once had a buyer client whose listing claimed a brand-new furnace. The inspection showed it was 25 years old, and we negotiated $25,000 off. As a seller, a pre-listing inspection helps you find those surprises first and price the home honestly.
• Presentation matters. I spent more than 20 years managing high-end hospitality and Michelin-starred restaurants in Healdsburg. Getting the details right so people feel welcome is second nature to me, and buyers feel it when they walk in.

Nothing up front. You won't pay me anything up front. I pay for the marketing myself, and I'm paid at closing.

If you live out of town

Many heirs don't live in Sonoma County. I can be your eyes and hands here. I can meet vendors at the house, send video and FaceTime walkthroughs, and keep you updated at every step.

If you and your siblings don't agree

It's common for one heir to want to sell, another to want to keep the house and a third to want to rent it. Getting the monthly carrying costs on paper often makes the conversation easier. I'm happy to walk everyone through the numbers together, so you all hear the same information. Your attorney can explain your options if you're stuck.

What my clients say

I've been licensed in California since 2019 (DRE #02089042), I hold the Commitment to Excellence (CTE) designation, and I have 25 five-star Google reviews.

"I worked with Erika Frey to sell my home in Santa Rosa, and I couldn't have asked for a better experience. Erika really understands the Santa Rosa real estate market and knows how to position a home to attract the right buyers. From pricing and marketing to negotiations and closing, she was knowledgeable, responsive, and professional throughout the process.

If you're looking for a Santa Rosa Realtor or Sonoma County real estate agent to help you sell your home, I highly recommend Erika. She made the entire process straightforward and kept me informed every step of the way." — Chris Mashore

"Erika did a great job in getting my deceased sister's home sold quickly! She went the extra mile in getting it cleared out before closing. Highly recommended!"  - Jim Neville

Frequently asked questions

Can I sell an inherited house in Santa Rosa before probate is finished?

Often, yes. Once the court gives the executor or administrator authority, the home can usually be listed and sold during probate. Some sales need the court to confirm the price first. Your probate attorney will tell you which applies to you.

How long does it take to sell a probate home in Santa Rosa?

The court process often takes many months, sometimes a year or more. The sale itself works much like any other once there's authority to sell. If the home was in a trust, things can move much faster.

Will I owe capital gains tax when I sell?

Often very little. The home's tax value generally resets to its value on the date of death, so you're usually taxed only on the growth after that. Check with your CPA.

What is AB 2016?

It's a California law for deaths on or after April 1, 2025. If the home was the person's primary residence and is worth $750,000 or less, the heir may be able to use a simpler court petition instead of full probate.

I live out of state. Can you handle the sale for me?

Yes. I can meet vendors at the house, send video and FaceTime walkthroughs, and keep you updated the whole way.

Do I have to clean out or fix up the house first?

No. You can sell it as-is, or I can bring in vendors I trust for clean-outs, estate sales, yard work and repairs. We'll talk through which choice is likely to leave you with more money.

What does it cost to work with you?

Nothing up front. I pay for the marketing myself and I'm paid at closing.

Should we keep it as a rental instead?

It depends on your numbers and how much work you want to take on. I'm a landlord myself, and I'll give you an honest picture of what renting it would involve.

Let's talk about the house

You don't have to have every answer before you call. Tell me where things stand, and I'll help you figure out the next step, whether that's finding an attorney, getting the house ready or deciding whether to sell at all.

Call Erika Frey at 707-888-0212 or email realtorerikafrey@gmail.com.

Erika Frey, Realtor · W Real Estate · DRE #02089042 · Santa Rosa and Sonoma County