Your caseload is complex. The property doesn’t have to be.
You’re managing estates, conservatorships, and guardianships across multiple files. We’re the real estate partner who handles the property side without creating more work for you. Licensed, documented, and built for the pace you operate at.
Or call directly: (909) 610-5470
Real property is the asset that slows everything down.
- Agents who don’t know probate procedure slow your timeline
- Vendors who need managing add work to your plate
- Properties sitting vacant while repairs are coordinated
- Family disputes about the home that become your problem
- Inconsistent reporting that makes your files incomplete
- Date of death appraisals that nobody has ordered yet
- Contractors who don’t understand estate budget constraints
- Out-of-area heirs calling you for property updates
One call. Fully managed.
When you refer a property to LiveWell Homes, we assign a single point of contact for the entire property transition, from initial assessment through final closing. We report to you, not the other way around. We’re licensed in real estate, construction, and lending. We don’t need to outsource critical decisions. You get fewer calls, cleaner files, and faster closings.
Built for the way professional fiduciaries actually work.
We understand you’re accountable to the court, the estate, and the beneficiaries. We operate accordingly.
Single Point of Contact
One person manages the property from start to finish. No coordinating between a separate agent, contractor, and appraiser. We handle all of it and report back to you in one communication.
Date of Death Appraisal Coordination
We initiate, track, and deliver the estate appraisal directly to your office and any coordinating CPAs or attorneys. Documented and on time, every time.
Probate-Literate Listing & Sale
IAEA, court confirmation, overbid process, disclosure requirements: we know California probate law and have been operating within it since 2009. No re-educating us mid-file.
In-House Repairs, No Markup
As a licensed Class B GC, we assess and execute repairs without outsourcing. Budgets are clear, work is documented, and there are no third-party markups to explain to the estate.
Heir & Beneficiary Communication
We communicate directly with beneficiaries about the property, keeping them informed and reducing the calls that land on your desk. We’re neutral, professional, and calm under pressure.
Conservatorship & Guardianship Support
Beyond probate, we also handle properties tied to active conservatorships and guardianships, including situations where the ward is transitioning to care and the home needs to be sold or managed.
Your file is only as good as your documentation.
We maintain complete records throughout the property process, so your estate file is airtight if it’s ever reviewed by a court, co-trustee, or beneficiary.
Initial Property Assessment Report
Documented condition, photos, identified issues, and recommended next steps. Delivered within 48 hours of referral.
Repair Bids & Approval Docs
Itemized bids for any work performed, with your approval required before work begins. Full paper trail for the estate file.
Cleanout & Inventory Log
Cataloged documentation of personal property, removal coordination, and any items held for estate sale or beneficiary distribution.
Regular Status Updates
You get written updates at each milestone: assessment, repair completion, listing, offer acceptance, and closing. Nothing undocumented.
Listing & Offer Activity
Full transparency on market activity, showing feedback, offers received, and negotiation rationale, all documented for the estate record.
Closing Statement & Proceeds Summary
Complete closing documentation delivered to your office, coordinating with estate accounting for final distribution.
Common Questions From Professional Fiduciaries
Resources for professional fiduciaries who manage multiple estates.
Built to streamline your workflow, not add to it.
- Estate property referral checklist: what to send us upfront
- Our reporting templates: what you’ll receive and when
- California probate sale process overview (court-focused)
- Conservatorship & guardianship property guide
- Date of death appraisal coordination workflow
- Co-branded introduction letter for ward families
- License and credential verification sheet
Download the Fiduciary Toolkit
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Send us a property. We handle everything from here.
One referral, one contact, full management. Let’s talk about how we can support your caseload.
Licensed · Insured · Probate-Certified · Serving LA & Orange County