The Probate Real Estate Sale Process in Washington State

Selling a home during probate can feel overwhelming, especially when you’re also grieving the loss of someone you love. In Washington State, the process includes extra legal steps and timelines, but with the right guidance, it can still move forward with care and clarity.

Whether you're an executor or helping support someone who is, here’s a simplified overview of the probate real estate sale process in Washington.

Step 1: Open Probate and Appoint a Personal Representative

The process begins by filing probate in court. The court will appoint a personal representative (also known as an executor or administrator), who receives Letters Testamentary or Letters of Administration—official documents that give them legal authority to manage the estate, including the home.

Step 2: Order an Appraisal

In Washington, the law requires the property to be sold for at least 90% of its appraised value. This means a formal appraisal by a licensed professional is one of the first and most important steps.

Step 3: Publish Notice of Sale

Before the home can be sold, the personal representative must publish a legal notice in a local newspaper twice, usually over an 8-15 day period. This notifies the public that the property is available for sale and allows for transparency.

Step 4: Accept an Offer and File a Return to Court

Once a buyer submits an offer (at or above 90% of the appraised value), the personal representative files a report of the sale with the court. The court sets a hearing to review and approve the sale.

Step 5: Overbid Process (If Applicable)

At the court hearing, other buyers can submit a higher bid, usually at least 10% more than the original offer. If no higher bids are made, the sale is confirmed, and the property can move toward closing.

Step 6: Close the Sale and Distribute Proceeds

Once the court approves the sale, the property closes like any other real estate transaction. The proceeds go to the estate, where they are used to pay debts, taxes, and eventually distributed to the heirs.

Pro Tip:

Washington probate sales are not like regular real estate transactions. Choose a probate-certified real estate agent (like me) who understands court requirements, timelines, and how to guide everyone through with confidence and care.

Conclusion

The probate real estate process in Washington has more steps but it doesn’t have to be stressful. With the right team, good communication, and a clear understanding of what’s required, you can navigate this season with grace and peace.

If you’re managing an estate and need expert support with the sale of a probate home, I’m here to walk you through every step—with heart, wisdom, and a plan that works.