How to Manage Probate Real Estate Online Listings

Renae Quigley
Sep 17
2 min read

Listing a home that’s going through probate isn’t like listing a typical property. There are court considerations, timing challenges, and emotional factors to balance—but that doesn’t mean it can’t stand out online. In fact, a thoughtful online listing can make all the difference in attracting the right buyer.

Here’s how to manage your probate real estate listings online with strategy, sensitivity, and clarity.

1. Start With Legal Readiness

Before listing anything publicly, confirm that:

Probate has been opened with the court
The personal representative has legal authority to sell (via Letters Testamentary or Administration)
Court approval has been granted if required in your county

In Washington State, some probate sales need court confirmation before or after an offer is accepted, depending on how the estate is structured.

2. Be Clear in the Listing Description

Online buyers appreciate transparency. Your listing should:

Clearly state “Probate Sale”
Explain if the sale is subject to court confirmation or being sold “as-is”
Emphasize the home’s potential, location, and unique story

Tone matters. A probate sale isn’t just a transaction, it’s often the closing chapter of someone’s life story. Be professional, but warm.

3. Use Professional Photos (Even for “As-Is” Homes)

Even if the home isn’t updated or move-in ready, professional photography still matters. Highlight the best features, natural light, and layout. This helps buyers imagine the possibilities and increases interest even among cash or investor buyers.

4. Know Your Buyer Audience

Depending on the property, your audience may include:

Investors
Renovators
First-time buyers
Adult children relocating parents

Craft your listing to speak directly to what matters most to that group: potential, price, location, and clarity around the probate process.

Pro Tip:

In Washington, the home may need to sell for at least 90% of its appraised value. Set realistic expectations in your listing price and include your CPRES designation to reassure buyers that you're qualified to navigate the process with care.

Conclusion

A probate listing done right is more than just a post on the MLS, it’s a bridge between a family’s past and a buyer’s future. With clarity, compassion, and a strong online presence, you can attract the right offer and guide the estate toward a meaningful close.

Need help managing a probate listing online? As a Certified Probate Real Estate Specialist (CPRES), I bring experience, empathy, and strategy to every step of the process.