Case Studies

Real Stories. Real Challenges. Real Solutions.

Every estate is different, but the stakes are always high. These case studies show how I’ve helped executors and administrators navigate tough challenges, protect the estate, and get the best possible outcome - even in situations most agents would not know how to handle. Here we share a few difficult cases that resulted in outcomes exceeding client expectations.

Washington Probate Real Estate helps executors and families throughout King, Snohomish, Skagit, Whatcom, and Island Counties sell probate and inherited homes. The following case studies highlight real situations where careful strategy and experience made all the difference.

Case Study 1: Selling a Seattle Estate Condo Nobody Wanted to Touch

Client: David B.
Role: Personal Representative of his aunt’s estate
Location of Client: Seattle, WA
Location of Subject Property: Seattle, WA

The Situation
When David’s aunt passed away, he was named Personal Representative of her estate. Among his many responsibilities, the most challenging was what to do with her Seattle condo. Like many estate properties, it was packed full of belongings and still in its original condition. While the vintage style gave it character, the reality was that the property was in very poor shape and in need of extensive updates.

The Challenge
Homes are sold all the time in poor or outdated condition. That was not unusual. What made this property far more difficult was that it had been smoked in for many years. The walls were stained yellow, and the smoke odor permeated the entire unit. This made the condo unattractive to regular buyers and a target for low investor offers.
Many agents would have walked away from the listing entirely, unsure how to manage such a property through probate. David needed someone who could not only market the condo but also handle the logistics, communication, and probate-specific requirements along with helping get it into sellable condition, especially the smoke smell.

The Solution
Instead of taking a super low investor offer, we came up with a plan to get the condo in marketable condition. I coordinated with contractors to repair the lath and plaster, remediate the smoke smell through lath and plaster repair, paint, re-stain the vintage wood trim, update the kitchen, and refinish the hardwood floors. I walked David through each step of how this would play out and made sure it stayed in alignment with the probate timelines he was trying to stick to. The condo was then positioned on the full open market to generate competition rather than settling for an off-market investor. I also worked closely with the title and escrow company to ensure all probate and transfer requirements were handled, including utilities and final estate details.

The Outcome
The condo, originally seen as a problem property, attracted an interested buyer once it hit the market. Ultimately, it sold for $408,500, far exceeding early investor offers and well within fair market value for its condition. David was relieved to know that the estate had maximized the asset and that his fiduciary responsibility as Personal Representative had been fulfilled in regards to the real estate.

Key Takeaway for Executors and Administrators
Even properties with smoke damage or significant deferred maintenance can achieve strong market value when they are properly prepared and exposed to the full market. Probate-specific real estate knowledge ensures heirs do not settle for the first cash offer with a distressed property, but instead maximize equity while reducing stress for the executor. We have many options for these situations where the property is original, distressed, or even tear down condition to include a plan to sell AS IS.

Client: Ray D.
Role: Personal Representative of his mother’s estate
Location of Client: Anacortes, WA
Location of Subject Property: Everett, WA

The Situation
Ray’s mother had passed away, leaving behind the family home that held decades of memories. This was the house where Ray and his siblings grew up, a home their father had built in sections over the years as the family expanded. The property itself was in excellent condition but completely original, right down to the classic pink toilet and tub, the immaculate and still-functional original stove, and an oil-burning heater instead of a modern furnace.
With three siblings serving as the primary decision-makers, and several other family members also involved, the process required careful coordination. Everyone needed regular updates and a clear line of communication to ensure that decisions about the home and the estate could be made together.

The Challenge
The Everett home did not fit neatly into the market. Because it had been built in sections over the years and remained in its original condition, it offered charm and character that appealed to certain buyers, but it also had features that could be limiting to others. Adding to the complexity, recent zoning changes in Everett created significant potential for building additional dwelling units (ADUs) on the property. The family wanted to make sure this opportunity was highlighted and capitalized on to maximize value for the estate.
Finding the right buyer meant more than simply putting the property on the MLS. It required research with the city to confirm the ADU potential and then creating precise marketing that would attract buyers who understood and appreciated both the home’s originality and its future possibilities.

The Solution
To ensure the estate received the strongest outcome, I developed a strategy that balanced the home’s originality with its redevelopment potential. I worked with the city to confirm the ADU opportunities under current zoning so we could confidently present that option to buyers. At the same time, I highlighted how the home had been kept in excellent condition and was essentially a blank canvas for someone to move in and make it their own.
Throughout the process, I kept all three siblings and extended family members fully informed. Regular updates, clear explanations of offers, and open communication ensured that everyone felt included and confident in the decisions being made. By combining accurate research, professional marketing, and family-focused communication, we positioned the home to attract the right buyer at the right price.

The Outcome
The Everett home attracted strong interest once it hit the market. After a period of time we received a good offer, and the property sold for $649,950, a result that reflected both the home’s history and its future possibilities.
The family appreciated that the process was handled with professionalism and patience, and that every member was kept informed throughout. As Ray shared, the consistent accessibility, clear communication, and logical guidance during the sale made the experience smoother than they had expected. They felt confident knowing that the estate had been fully protected and that they had achieved the best possible outcome.

Key Takeaway for Executors and Administrators
Estate sales are rarely just about selling a house. They often involve multiple family members, emotional ties to a property, and unique features that require careful positioning in the market. In this case, honoring the home’s original condition while highlighting its zoning potential for ADUs made all the difference. Executors and administrators can feel confident knowing that with the right guidance, an estate property can be marketed in a way that both protects family interests and maximizes value for the heirs.

Case Study 2: Selling an Everett Estate Property Full of Memories and Market Potential

Case Study 3: Managing an Estate Sale for an Out-of-State Executor

Client: Kent B.
Role: Personal Representative of his sister’s estate
Location of Client: Portland, OR
Location of Subject Property: Kirkland, WA

The Situation
When Kent’s sister passed away, he was named Independent Executor of her estate. The family home in Kirkland was packed full of belongings, making the task of preparing it for sale overwhelming. Kent lived in Portland and could only make one trip up to Washington, where we met in person at the property. After interviewing 2 other agents, he decided to hire me to oversee the entire process.

His sister, who lived locally, helped with some of the initial cleanout, but eventually it became too much for her to manage as there was just so much to go through. Eventually, the property was turned over to me while it was still full of contents that needed to be handled before the home could go on the market.

The Challenge
The house was in a high-demand location but was nowhere near market-ready. Between the sheer volume of belongings, deferred landscaping, and the need for a deep clean, it required focused preparation. At the same time, Kent was managing the estate from another state, which meant he relied on me to handle the logistics and keep him fully informed throughout the process.

The Solution
I coordinated the cleanout and preparation of the property. Usable furniture was given away, other items were donated to Goodwill, and the remainder was hauled to the dump. The landscaping was cleaned up, pressure washing was completed, and the home was deep cleaned to make it show its best without unnecessary expenses.

Throughout the process, I stayed in constant communication with Kent, providing updates and ensuring every step aligned with his role as executor.

The Outcome
The property was brought to market in excellent condition and, because of its location, attracted strong buyer interest. We received multiple offers, and the home sold for above list price. Kent was relieved that everything had been handled without him needing to travel repeatedly from Portland. At closing, he expressed his gratitude, and even drove back up to Kirkland to take my wife and me out to dinner to thank us personally.

Key Takeaway for Executors and Administrators
When estates are managed by executors who live out of state, handling logistics and property preparation can seem overwhelming. With the right support and communication, even a packed and overwhelming home can be transformed into a market-ready property that sells quickly and for top dollar.

Learn more about our Services or Connect with Rob to discuss your situation.