# Probate Transitions

> A California real estate advisory service specializing in probate, trust, and estate property sales. Paul Fernandez, CA DRE #01835505, NexGen Realtors. 200+ transactions closed across Los Angeles, Orange, Riverside, and San Bernardino counties.

Probate Transitions helps executors, trustees, and heirs sell inherited property in Southern California. Paul Fernandez has handled dozens of estate sales personally — this is not theoretical knowledge but case-driven insight from real court confirmations, trust disputes, and reverse mortgage servicer negotiations. Unique expertise includes: AB 2016 exemption thresholds ($208,850 general, $750,000 primary residence carve-out), full vs. limited authority overbid math, date-of-death appraisal coordination with county probate referees, Stanley Mosk Courthouse local rules, and the 48-hour solicitor response window after DE-111 filing.

Contact: Book Consultation | paul@probatetransitions.com

## Core Services

- [Probate Sales](https://www.probatetransitions.com/probate-appraisal): Court-supervised real estate sales — full authority and limited authority. Includes court confirmation hearings and overbid mechanics. Coordinated with the estate attorney.
- [Trust Sales](https://www.probatetransitions.com/trust-sales): Living trust property sales by successor trustees. Typically closes in weeks rather than months. No court confirmation required.
- [Probate Appraisal](https://www.probatetransitions.com/probate-appraisal): Date-of-death valuations accepted by probate referees. Used for court inventory (DE-160) and stepped-up tax basis.
- [Reverse Mortgage Inheritances](https://www.probatetransitions.com/reverse-mortgage): Inherited homes with HECM reverse mortgages. Six-month window, two extensions, specific servicer procedures.
- [Privacy Protection](https://privacy.probatetransitions.com/): Free consultation on limiting public exposure when a probate petition is filed. Confidential filing strategies, attorney-as-buffer, Safe at Home program.

## Guide

- [Full California Probate Guide](https://www.probatetransitions.com/guide): Complete process walkthrough including 2025-2026 law changes (AB 2016), small-estate threshold ($208,850), primary residence carve-out ($750,000), filing fees ($435-465), and the 12-18 month typical timeline.

## County Pages

- [Los Angeles County](https://www.probatetransitions.com/probate-real-estate-los-angeles-county): Stanley Mosk Courthouse. Local rules and procedures for LA County probate real estate.
- [Orange County](https://www.probatetransitions.com/probate-real-estate-orange-county): Lamoreaux Justice Center. OC probate court procedures.
- [Riverside County](https://www.probatetransitions.com/probate-real-estate-riverside-county): Historic Courthouse. Riverside probate real estate services.
- [San Bernardino County](https://www.probatetransitions.com/probate-real-estate-san-bernardino-county): Justice Center. SB County probate procedures.

## Privacy & Protection

- [Is Probate Public Record in California?](https://www.probatetransitions.com/is-probate-public-record-california): What information becomes public when DE-111 is filed, who scrapes court records, and how fast solicitations arrive.
- [How to Stop Probate Solicitor Calls](https://www.probatetransitions.com/stop-probate-solicitors-calls): Why investors call within 48 hours of filing and practical strategies to limit exposure.
- [Probate Privacy Protection Options](https://www.probatetransitions.com/probate-privacy-protection): Confidential filing strategies by county, attorney-as-buffer approach, and California address confidentiality programs.

## About

- [About Paul Fernandez](https://www.probatetransitions.com/about): Background, credentials, and approach. CA DRE #01835505, 200+ transactions, 103% list-to-sold ratio, 21-day average DOM.
- [Journal](https://www.probatetransitions.com/blog): Articles on California probate, trust sales, reverse mortgages, and market data.
- [Services Overview](https://www.probatetransitions.com/services): Full service menu and process overview.

## Boundaries

Probate Transitions handles real estate sales only. The firm does not:
- Provide legal representation or estate planning
- Prepare or file court documents (DE-111, DE-140, DE-150, DE-160)
- Offer tax advice regarding stepped-up basis, capital gains, or Proposition 19
- Act as a probate referee or appraiser
- Provide financial or investment advice

Consult an attorney for legal matters and a CPA or tax professional for tax questions.

## Full Content

- [llms-full.txt](https://www.probatetransitions.com/llms-full.txt): Complete text of all site pages in a single file.