Berkeley
Mother passed in 2025, North Berkeley craftsman, 3 adult children heirs.
Outcome: Listed 7 months after date of death, sold in 14 days at +8% over list. Three-way proceeds split per trust.
In-window sale, +8% over list
24/7 Emergency Line · Answered by Roger
If this can't wait, call or text 24/7.
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For heirs of a Bay Area home
Inheriting a Bay Area home is a complex tax-and-decision problem disguised as a real estate problem.
When you inherit a home in California, the federal step-up basis usually eliminates capital-gains tax on appreciation that happened during your parent's lifetime — IF you sell within roughly 12 months of the date of death. Miss that window and the math changes materially. Roger Grubb has walked dozens of Bay Area heirs through this exact scenario over 18 years. (510) 504-0402.
Who is writing this
Roger coordinates with your CPA, attorney, and (if probate) the court. He understands the difference between trust-administered property and probate property, and he times the listing around your specific tax exposure — not around what's convenient for him.
The process
One person. End to end.
- 01
Confirm the title path
Trust-administered (faster), small-estate affidavit (medium), or full probate (4-9 months). Each has different listing requirements.
- 02
Get the step-up basis appraisal
Date-of-death valuation establishes your new tax basis. Roger arranges this with a certified appraiser inside week 1.
- 03
Prep the home for market
Estate sale, cleanup, vendor coordination — Roger's family-transitions playbook applies. No extra fees.
- 04
List inside the 12-month window
Tax math favors selling within 12 months of date of death. Roger plans backward from that anchor.
- 05
Close + sibling proceeds split
Title disburses to heirs per the trust or court order. Roger does not touch the money.
Cost
What it costs
Standard listing commission paid at close from sale proceeds. No upfront cost. Roger absorbs the family-coordination work most realtors charge extra for.
When to call somebody else
This is probably not the right move if…
- You want to keep the home and rent it. Roger will refer you to a property manager.
- You're in active probate dispute with siblings. The court resolves that first.
- The home is worth less than the estate's outstanding debt. Different playbook (short sale or insolvent estate).
The record
Recent transactions in this exact situation.
Hercules
Father passed, single heir, no probate (joint tenancy with right of survivorship).
Outcome: Listed 90 days after date of death, sold in 22 days. Step-up basis eliminated $250K capital-gains exposure.
Full step-up basis preserved
Pinole
Probate-required estate, 4 heirs, contested cleanup.
Outcome: Roger coordinated cleanup, court-ordered listing approval, sold inside probate at $675K. 9-month total timeline.
Probate sale + family-handling
Frequently asked
Questions before you call.
Do I owe capital gains tax on an inherited house?
In most cases no — federal step-up basis resets the tax basis to date-of-death value. If you sell within ~12 months and the value hasn't risen materially, gain is near zero. Sell years later and the appreciation between date-of-death and sale IS taxable.
Do I have to go through probate?
Depends on title. If the property was in a living trust or joint tenancy, no probate. If held individually with no trust, yes — California probate takes 4-9 months. Small estates (<$184K) can use a simpler affidavit process.
How long after death can I list?
For trust-titled: as soon as you're named trustee (often immediately). For probate: after the court grants Letters Testamentary, typically 60-90 days in. Roger times the listing for tax optimization.
What if siblings disagree on whether to sell?
The trustee or executor has authority. If multiple siblings are co-heirs without a designated decision-maker, the court resolves. Roger does not get in the middle.
Should I take the cash buyer offer that arrived in the mail?
Almost never. Letter-writing investors price 15-25% below market. The math vs. a traditional sale is brutal. Roger will run the comparison for you.
Can I rent the house instead of selling?
Yes, but you lose most of the step-up basis tax benefit if you convert to rental and hold long-term. The math usually favors sell-and-reinvest.
How fast can you have it listed?
7-21 days after legal authority is established. Roger handles cleanup, contractor work, photography, and listing in parallel.
Call or text 24/7.
(406) 205-9003
Roger answers his own line. After hours your message is texted to him in under 60 seconds.