New Guide Available: The Complete Guide to Probate in San Francisco — 7 stages, statutory fees, Do's & Don'ts, and more.The Complete SF Probate Guide — download free.
Certified Probate & Trust Specialist
Navigating Probate
in San Francisco
& Marin County.
Expert guidance for executors, estate attorneys, and families — from court filings to property sales. Backed by Corcoran Icon Properties, 100% locally owned and managed.
Two Counties.
One Trusted Guide.
Probate in San Francisco and Marin County involves navigating some of California's most complex real estate markets alongside strict court procedures. Whether you're an attorney managing an estate or a family member named as executor, the stakes are high — and the process is rarely straightforward.
This resource is built by Oliver Mossi, a Certified Probate & Trust Specialist and Associate Broker at Corcoran Icon Properties — 100% locally owned and managed, with 900+ professional sales associates across Northern California. With 20+ years of experience in SF and Marin County real estate, Oliver provides clear, actionable guidance to protect the estate and maximize property value.
Six Reasons Executors & Attorneys
Trust This Process.
Certified Probate Specialist
Designated Certified Probate & Trust Specialist by the California Association of Realtors — one of the few agents in SF with this credential.
Court-Compliant Process
Deep familiarity with SF Superior Court (Dept. 204) and Marin County Superior Court procedures, IAEA authority, and the 90% appraisal rule.
$250M+ in Closed Sales
Over $250M in individual sales across SF and Marin County, including complex probate and trust sales requiring court confirmation.
Deadline-Driven Execution
Probate has rigid court deadlines. We track every filing date, appraisal window, and creditor notice period so nothing falls through the cracks.
Attorney Partnership Program
We work seamlessly alongside probate attorneys — providing timely updates, documentation, and expert testimony when needed.
Maximum Estate Value
Strategic pricing, professional staging, and targeted marketing ensure estate properties sell at or above appraised value, protecting beneficiaries.
Step-by-Step Guide for
SF & Marin County.
California probate follows a structured court process. In San Francisco, cases are handled by the SF Superior Court Probate Department (Dept. 204). In Marin County, the Superior Court in San Rafael manages all probate matters.
File Petition for Probate
Month 1–2File the Petition for Probate at the appropriate Superior Court, along with the original will (if any) and a certified death certificate. The court sets a hearing date 6–8 weeks out.
Publish Notice & Notify Parties
Month 1–2Publish the Notice of Petition to Administer Estate in a local newspaper for 3 consecutive weeks. Mail notice to all heirs, beneficiaries, and known creditors.
First Court Hearing
Month 2–3The judge appoints the executor or administrator and issues Letters Testamentary or Letters of Administration. Request IAEA authority to streamline future decisions.
Inventory & Appraisal
Month 3–4Complete a comprehensive inventory of all estate assets within 4 months of appointment. A court-appointed probate referee appraises non-cash assets, including real property.
Notice to Creditors & Debt Payment
Month 3–7Creditors have 4 months from appointment (or 60 days from notice) to file claims. Review, accept, or reject claims. Pay valid debts, taxes, and administrative expenses.
Sell Estate Real Property
Month 4–12With IAEA authority, sell without court confirmation. Without it, list the property, accept an offer, publish notice of sale, and attend a court confirmation hearing where overbidding is allowed.
Final Accounting & Distribution
Month 9–18File a final accounting of all receipts and disbursements. Petition the court for approval of final distribution. Once approved, transfer assets to beneficiaries and close the estate.
Court Locations
California Statutory Fees
Attorney & executor fees per CA Probate Code §10800/10810:
| Estate Value | Fee Rate |
|---|---|
| First $100,000 | 4% |
| Next $100,000 | 3% |
| Next $800,000 | 2% |
| Next $9,000,000 | 1% |
| Above $25,000,000 | Reasonable |
*Both attorney and executor may each charge these fees.
The Do's & Don'ts of
California Probate.
Executors carry a fiduciary duty to the estate. Mistakes can result in personal liability, court sanctions, or costly delays.
Hire a Probate Attorney Immediately
California probate is complex. An experienced probate attorney protects you from personal liability and ensures all filings meet court requirements.
Secure All Estate Assets Right Away
Change locks on estate property, ensure insurance is current, and maintain the home. Failure to secure assets can expose you to liability for losses.
Open a Separate Estate Bank Account
All estate funds must be kept strictly separate from your personal finances. Commingling funds is a serious breach of fiduciary duty.
Keep Meticulous Financial Records
Document every transaction, receipt, and disbursement. You will need to file a formal accounting with the court before final distribution.
Notify All Known Creditors in Writing
Mail written notice to all known creditors promptly. This starts the 60-day clock for creditor claims and protects you from late claims.
Complete Inventory Within 4 Months
California law requires a complete inventory and appraisal within 4 months of your appointment. Missing this deadline can result in court sanctions.
Request IAEA Authority
Ask the court to grant you Independent Administration of Estates Act authority. This allows you to make most decisions — including property sales — without court approval for each action.
Work with a Probate-Certified Realtor
Estate property sales have unique legal requirements. A Certified Probate & Trust Specialist understands the 90% appraisal rule, court confirmation hearings, and overbidding procedures.
Communicate Regularly with Beneficiaries
Keep all beneficiaries informed of the estate's progress. Lack of communication is one of the most common causes of beneficiary disputes and litigation.
Tools to Navigate Probate
with Confidence.
SF & Marin Probate Executor Checklist
A court-specific checklist covering every step of the probate process — with key deadlines, court contacts, and action items.
- Step-by-step action items
- Court filing deadlines
- SF & Marin court contacts
- Creditor notice templates
Free Probate Property Valuation
Request a complimentary CMA for estate property in SF or Marin County — essential for probate referee coordination and pricing strategy.
- Comparable sales analysis
- Current market conditions
- 90% appraisal rule guidance
- Timeline to sale estimate
Attorney Referral Partnership Program
A dedicated partnership for SF and Marin County probate attorneys. Priority communication, court-ready documentation, and seamless coordination.
- Priority client updates
- Court-ready documentation
- Co-branded materials
- Expert testimony support
Probate Property Alerts
Get notified the moment a new probate property hits the market in San Francisco or Marin County — before it's widely listed. Tailored to your criteria.
- New probate listings first
- SF & Marin County coverage
- Price range filtering
- Instant email notification
The Complete SF Probate Guide
A detailed, court-specific PDF guide covering all 7 stages of SF probate, the 90% rule, statutory fees, Do's & Don'ts, and FAQ. Free to download.
- 7-stage process walkthrough
- Statutory fee calculator
- 90% appraisal rule guide
- Court-specific deadlines
Estate Properties That
Deserve Expert Handling.
From Pacific Heights Victorians to Marin County estates with Golden Gate views — probate property sales require a specialist who understands both the legal process and the SF Bay Area market.
Probate FAQ for
SF & Marin County.
Probate Tips & Insights
Every Week on Instagram.
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Your Next Step Starts
with a Conversation.
Whether you're an executor navigating your first probate, an attorney seeking a trusted real estate partner, or a family managing an estate property — we offer a no-pressure consultation to understand your situation and outline a clear path forward.
Corcoran Icon Properties is 100% locally owned and managed, with 900+ professional sales associates across Northern California. SFProbateServices.com is a specialized resource by Oliver Mossi, Associate Broker.
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