FAQ Walkthrough — Dave Answers Your Questions (approx. 4–5 min)
Section A
Services for Families & Estate Representatives
What is probate, and does every home have to go through it?
Probate is the court-supervised legal process of settling a deceased person’s estate, including the transfer of any real estate they owned. Not every home goes through probate. If the property was held in a living trust, owned in joint tenancy with right of survivorship, or transferred via a Nevada Deed Upon Death, it can typically pass to heirs without probate. If the property was owned solely in the deceased person’s name and exceeds the small estate threshold, formal probate is usually required before the home can be sold.
How long does a probate real estate sale take in Nevada?
Most Nevada probate real estate sales close within four to nine months from the date probate is opened, though timelines vary based on whether the estate qualifies for independent administration or requires full court supervision. Independent administration cases tend to close faster because they do not require court confirmation of the sale price. Supervised cases require a court confirmation hearing, which adds time but provides additional protection.
Can I sell the house before probate is complete?
In most cases, yes, the home can be listed, marketed, and even placed under contract before probate fully concludes, as long as the personal representative has the appropriate authority. The actual close of escrow typically requires either independent administration authority or court confirmation. Listing early is often the right move because it shortens the overall timeline and avoids carrying costs on the property.
What if I live out of state; can I still manage this process remotely?
Yes. A significant portion of the families we serve live outside Nevada. We function as the on-the-ground presence for out-of-state personal representatives — handling walkthroughs, vendor coordination, inspections, and document delivery. With electronic signature, video walkthroughs, and direct attorney coordination, most out-of-state heirs can complete the entire sale without flying in more than once, if at all.
Will we get fair market value, or is a probate sale always a discount?
There is no inherent reason a probate sale should close below market. With proper preparation, marketing, and negotiation, estate properties in Southern Nevada routinely sell at full market value. The myth that probate equals discount usually comes from underprepared listings, agents unfamiliar with the process, or estates that were genuinely distressed for reasons unrelated to probate itself.
For Professionals
Questions From Attorneys, Trustees & Financial Planners
How do you coordinate with the estate attorney during the sale?
We default to whatever cadence and format the attorney prefers. Standard practice is to copy the attorney’s office on material updates, listing, accepted offer, inspection results, escrow milestones, and close, without burying you in routine traffic. Some firms prefer weekly summary emails; some prefer to be looped in only at decision points. We confirm preference at the start of every engagement.
What documentation do you provide to the probate court?
Depending on whether the case is independently administered or court-supervised, we provide the listing agreement, comparative market analysis, accepted offer documentation, declaration of sale terms, and any other documentation the attorney or court requires for confirmation. We work directly with the attorney’s paralegal or staff to format and deliver materials according to court preference.
Do you work with court-confirmed sales?
Yes. Court-confirmed sales are a regular part of our practice. We are familiar with the noticing requirements, the overbid process at confirmation hearings, and the documentation the court expects. Our experience with confirmation sales reduces the risk of procedural surprises that can otherwise delay close.
Still Have Questions?
We are always available for a direct conversation. There is no obligation, just answers.