Probate · Trust · Estate · Conservatorship
Every Estate Property Has Options.
We Help You Choose the Right One.
Licensed Real Estate Agent + General Contractor + Certified Probate Specialist, serving Southern California estate attorneys, fiduciaries, and trustees since 2009.
Prefer to call? (714) 410-2425
Trusted by Southern California Estate Professionals
What We Handle
Every estate property is different. We assess each one and recommend the path that maximizes net proceeds, then execute it.
Fix & Sell
We assess the property, identify the improvements that move the needle, and manage the entire renovation, at no upfront cost to the estate. Costs are reimbursed at closing. Our track record: $57K+ average gain over as-is value.
As-Is Sale
Not every property is a renovation candidate. When the estate is better served by a clean, correctly priced as-is sale, we list and position it to attract serious buyers.
Cash Close
When the estate needs certainty over price (contested beneficiaries, court deadlines, out-of-state fiduciaries), we can close off-market in days, with no contingencies or financing that can fall through.
Estate Coordination
Cleanouts, trash hauls, tenant coordination, personal property management, permit pulls, utility transfers. The unglamorous work that makes or breaks a probate sale, handled so the attorney and family don't have to.
The Difference Preparation Makes
Every property below was handled by LiveWell Homes, the same licensed professional running the same process each time.
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Dear Attorney, Fiduciary, or Trustee,
Most estate properties I see have two things in common: there's a family member who is exhausted and overwhelmed, and there's money being left on the table.
Not because the market is bad. Because no one has taken the time to walk the property, give an honest assessment, and explain the real options.
I'm a licensed real estate agent and a licensed general contractor, and I use both licenses every time I take on an estate property. I walk the property myself. I give you a written breakdown of your options: sell as-is, prepare with targeted improvements, or renovate to maximize value. I tell you what each path costs, what it nets, and what I recommend.
Then I execute. No subcontractors you've never met, and nothing gets billed to the estate before closing. I front the renovation costs and get reimbursed at close, because that's the only arrangement that aligns my interests with yours.
I know the probate process. I know court-confirmed sales, contested estates, and multi-beneficiary situations where every party has an opinion. I document everything, I return calls, and I will never put you in a position of having to explain something to your client that you didn't know was happening.
James
CA DRE #01862975 · CSLB #1148252
(714) 410-2425 · james@livewellhomesca.com
Why Attorneys Refer to LiveWell Homes
One Point of Contact
Most estate sales require coordinating between an agent, a contractor, and sometimes a lender. James handles all three. Your client never gets passed around, and you never lose track of the transaction.
No Upfront Cost to the Estate
Renovation costs are fronted by LiveWell Homes and reimbursed at closing. No lien filed against the property and no extra fees, just the same commission as a standard sale.
Estate Property Is the Specialty
Probate, trust, and conservatorship properties are where we've built our process and our track record. When an attorney refers here, the file gets handled by someone who's done this exact type of transaction countless times.
Complete Documentation
Written property assessments, renovation cost estimates, projected net proceeds, and a paper trail fiduciaries and courts can rely on. Every recommendation comes with the documentation to support it.
We Know the Language
Letters testamentary, court confirmation, beneficiary coordination, conservatorship sales. You won't need to explain the probate process to us. We've navigated it hundreds of times.
Your Reputation Is Protected
When you refer a client's property to someone, your name is attached to that decision. We understand that. Our job is to make you look good, by handling the property, the family dynamics, and the sale with the same professionalism you'd expect from your own firm.
What Referring Attorneys Say
Testimonials from probate attorneys and fiduciaries we've worked with.
“The trustees thanked me so much for referring James to handle the estate. He was able to completely take care of the real estate from A to Z.”
“I have worked with James for many years and time and time again, he does not let me or the client down.”
Happy to connect you directly with attorneys we've worked with, just ask.
Common Questions From Attorneys and Fiduciaries
What’s My Inherited Property Worth?
Enter the address to get a quick Zillow estimate in a new tab, a useful starting point. Then request a free assessment from us for a number that accounts for repairs, renovation potential, and your actual options.
Opens the property’s Zillow estimate in a new tab.
Want a number that accounts for repairs, cleanout, or renovation potential? A Zestimate can’t see that.
Request a free property assessment