Selling a Home in Probate in Washington State: What Every Family Needs to Know…

Have you recently lost a loved one and are now faced with the responsibility of selling their home?

If the property is going through probate, you may be feeling overwhelmed, confused, and emotionally drained. This guide is here to help.

I’m Emily Cressey, a Seattle-based real estate agent and the founder of HomePro Associates, and I specialize in helping families navigate the complex process of selling homes in probate throughout Washington State.

Selling a parents' house in probate can be a difficult process.
Selling a parents’ home can be emotional as well as logistically challenging!

Whether you’re in Seattle, Tacoma, Everett, or anywhere in between, we’re here to support you with both compassion and experience.

This page is your go-to resource for understanding everything you need to know about selling a home in probate in Washington State — legally, financially, and emotionally.

Table of Contents

What Is Probate in Washington State?

Probate is the legal process of settling a person’s estate after they pass away. In Washington State, probate ensures that the deceased’s debts are paid and that remaining assets, like real estate, are properly distributed to heirs.

If your loved one owned real property — like a home or land — in their name alone at the time of death, probate is usually required before the home can be legally sold.

Probate can be either testate (with a will) or intestate (without a will), but in either case, the home often cannot be transferred or sold until the court gives someone the legal authority to act on behalf of the estate.

When Is Probate Required?

Selling a home in probate
Selling a home in probate can be a lot of work for the trustee.

In Washington State, probate is generally required when:

  • The deceased owned real estate in their name only.
  • The estate’s total value exceeds $100,000.
  • There is no designated beneficiary or joint tenant for the property.

That said, Washington does offer simplified probate options in some cases. It’s always best to consult with a probate attorney to understand your family’s specific situation.

Important: I’m a Realtor, not an attorney — this article is for informational purposes only. Be sure to consult a qualified probate attorney for legal guidance.

Who Has the Authority to Sell a Probate Property?

Only a person appointed by the court — either an executor (named in the will) or a personal representative (appointed by the court) — can legally sell the home during probate.

This person must obtain “Letters Testamentary” or “Letters of Administration” from the court, which gives them the legal authority to manage the estate, including the power to sell the property.

Until this documentation is granted, no one — including family members — can legally sign listing agreements or sell the home.

How to Sell a Parent’s Home Without the Overwhelm

Steps to Selling a Home in Probate in Washington State

Selling a home in probate can take more time than a traditional real estate transaction, but with the right guidance, it’s entirely manageable. Here’s how the process typically unfolds in Washington:

1. Open the Probate Case

  • File a petition with the county probate court.
  • Appoint a personal representative (with or without a will).

2. Get Legal Authority to Sell

  • Obtain Letters Testamentary or Letters of Administration.
  • The personal representative can now act on behalf of the estate.

3. Work with a Probate-Savvy Realtor

  • Choose a real estate agent familiar with the probate process — like Emily Cressey at HomePro Associates.
  • We help evaluate the home’s condition, value, and best marketing strategy.

4. Prepare the Home for Market

  • Determine whether repairs or clean-up are needed.
  • Stage or declutter if appropriate — we offer guidance on this.
  • Create a budget for repairs – if the home has equity, our vendors may be willing to finance this for you.

5. List and Market the Property

  • List the home on the MLS and market it to local buyers and investors.
  • Highlight the home’s potential and position it competitively in the Seattle market.

6. Disclose the Probate Sale

  • In Washington State, sellers must still fill out a Seller Disclosure Form unless exempted (e.g., estate sales).
  • In many estate sales, if the heirs have not lived in the property they are exempt from having to complete this form, in which case we sometimes recommend offering buyers a pre-sale home inspection.

7. Accept an Offer and Close the Sale

  • Once an offer is accepted, closing can proceed similarly to a traditional sale.
  • Funds are distributed to the estate, and eventually to heirs, after debts are settled.
Lakeside Townhome Retreat in Kenmore For Sale Deck View
All types of homes may be sold in probate, from personal residences, to vacation homes, or investment properties.

Special Considerations When Selling a Probate Property

Probate sales in Washington often involve unique emotional and logistical challenges, including:

  • Multiple heirs with differing opinions
  • Deferred maintenance or vacant homes
  • Out-of-state executors or family members
  • Tax implications (consult a tax professional)
  • Timing constraints, especially if the family needs funds quickly

As a Realtor, I help guide families through these issues with compassion and clarity. Whether you’re in Seattle or managing the process remotely from another state, we’re equipped to support you.

How Emily Cressey and HomePro Associates Can Help

I’ve helped dozens of families just like yours who are facing the loss of a parent or loved one and need to manage the property they’ve left behind. Our team offers:

  • Expert guidance on the probate home sale process
  • Recommendations for probate attorneys and estate professionals
  • Referrals for clean-out crews, handymen, estate sale companies, etc.
  • Remote transaction management for out-of-state families
  • Investor or cash offer options if a fast sale is needed
  • A patient, respectful approach during a difficult time

We’re not just here to sell a house. We’re here to help you close a chapter and move forward — with peace of mind.

Resources for Families Going Through Probate

To support you further, here are some helpful tools and services we often recommend:

Call to Action: Let’s Make This Easier for You

If you’re feeling overwhelmed by the idea of selling a home in probate in Washington State, you’re not alone — and you don’t have to go through it by yourself.

At HomePro Associates, we understand this is more than a real estate transaction. It’s the closing of a loved one’s story, and the beginning of yours. Let’s handle the details so you can focus on what matters most.

Contact Emily Cressey, Seattle Realtor and Probate Real Estate Specialist:

How Can We Help You?

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