Washington Probate Real Estate partners with attorneys and fiduciaries across King, Snohomish, Skagit, Whatcom, and Island Counties to manage and sell probate and inherited properties with professionalism, discretion, and care.

When an estate includes real property, it is often the most valuable and the most sensitive asset involved. As a probate attorney, your responsibility is to guide your client toward sound decisions and protect the integrity of the estate. You need a real estate professional who understands the legal process, respects professional boundaries, and delivers results without creating unnecessary risk or conflict.

My name is Rob Calkins. I am real estate broker specializing in probate real estate at Realty One Group Orca. I serve clients across the Puget Sound region, and I personally focus on helping executors and administrators with the sale of estate property. Over time, I have become a trusted resource for attorneys seeking a reliable partner who will handle the real estate side with competence, discretion, and professionalism.

I have built a full-time real estate business that has remained stable and active for nearly fourteen years. In an industry where most new license holders do not renew their license after two years, this longevity reflects my ability to serve clients with consistency and care.

I take personal responsibility for every transaction I am involved in. I do not delegate my clients to junior agents or assistants. From first contact to final closing, I oversee the details myself. That is the level of involvement I believe estate clients and their legal representatives deserve.

Why Attorneys Choose to Work With Me

Probate Experience You Can Rely On

I handle a variety of residential transactions, but probate and inherited property sales are a personal area of expertise. I have helped families and attorneys in a wide range of situations, including:

• Properties that are in poor condition or neglected

• Occupants who refuse to vacate

• Title complications and unknown ownership issues

• Properties facing foreclosure with traditional and reverser mortgages

• Delayed probate filings or partial administration

• Remote executors trying to coordinate from out of state

At the same time, I also represent estates with well-maintained homes, including high-value and luxury properties. Whether the home requires major work or is in immaculate condition, I build a custom strategy to protect the estate’s value and reduce unnecessary delays.

I also help clients evaluate the cost benefit of any preparation or repairs before listing the property. We focus only on what will actually improve the sale outcome. Time and money are not wasted on work that does not move the needle. Most sales are done As Is per the attorney recommendation.

In more challenging cases, where the estate lacks resources or the property is in very poor shape, I offer advanced solutions to move the sale forward. I have found that many estates are taken advantage of by investors who present themselves as the only option in attempt to purchase the property off market. I help clients understand their true choices and avoid losing equity unnecessarily.

Full Market Exposure as a Matter of Principle

I believe that the overwhelming majority of estate properties should be fully exposed to the open market. It is the only way to discover true market value and to ensure the sale can withstand scrutiny from heirs or the court.

Unfortunately, it is common for agents to steer estate properties to private investors without proper exposure. In some cases, the agent even tries to purchase the home personally. I do not operate that way. Every listing I take receives broad marketing, maximum visibility, and a fair opportunity to receive competitive offers. This protects the estate and supports your work as legal counsel.

Respect for Legal Boundaries

I understand where the responsibilities of a real estate broker end and where legal advice begins. I never step outside my role or interfere with matters that belong to the attorney. My job is to support the legal process, not disrupt it.

Professional Conduct With Families

Probate often involves grief, emotional tension, and strained family relationships. I have worked with many families navigating conflict and loss. I communicate with clarity, patience, emotional IQ and professionalism. My goal is to keep the process moving while maintaining the dignity of those involved.

Strong Risk Management and File Integrity

Every transaction is documented carefully and kept in full compliance with Washington State Department of Licensing and Northwest MLS rules and internal file standards. I flag potential issues early, and I work to prevent problems before they occur. My files are complete and clean, which allows you to focus on your role without worrying about what has been missed.

A Vetted Network of Trusted Vendors

I maintain a well-established network of vendors who can assist when estate properties need extra care. These include contractors, clean-out crews, locksmiths, estate sale professionals, appraisers, and more. They are ready to move quickly when timing or condition is working against the estate. I do not refer strangers. These are service providers I know and trust based on direct experience.

Clear Communication and Consistent Follow-Through

You should never have to guess what is happening with the property. I provide timely updates and communicate clearly with both clients and attorneys as needed. If something requires your input, I reach out. If a file is on track, I confirm that too. You will always know where things stand.

Let’s Have a Conversation

If you are looking for a dependable real estate broker who understands the probate process and will protect the estate’s best interest at every step, I would welcome the chance to connect.

Whether you have a client who needs assistance now or you simply want to explore a professional relationship for future collaboration, I am available to meet on your schedule by phone, Zoom, or in person.

Learn more about our Services or explore recent Case Studies showing how we assist attorneys and their clients.