Real Estate Services for Probate Attorneys, Trustees and Fiduciaries
Daniel Flores (Compass, CA DRE# 02032133) is the real estate partner for probate attorneys, trustees, conservators and professional fiduciaries in San Francisco and Marin. When the estate includes real property, he handles everything on the property side — from the first walk-through to the funded close — and reports to counsel on your schedule.
I started in mortgage lending and title in 2007, so I've seen these files from the escrow and title side as well as the listing side. That matters most on the problem files: liens, deferred maintenance, tenants, hoarding, title defects and heirs who don't agree.
What I handle
| Stage | What I do | What you get |
|---|---|---|
| Intake | Walk the property within days, photos, condition notes, key and access plan | Written condition summary |
| Valuation | Comps for as-is and prepped values; support for the referee's appraisal conversation | Broker opinion of value with comps |
| Preparation | Cleanout, estate-sale company, repairs, staging; Compass Concierge to advance costs | Itemized prep budget for approval |
| Marketing | Full Compass marketing; probate/trust language in disclosures and listing | Weekly activity report |
| Offers | Net sheet for every offer; terms that fit IAEA notice or court confirmation | Side-by-side offer summary |
| Court confirmation | Prepare buyers for overbidding; attend the hearing when useful | Hearing-ready file |
| Escrow | Coordinate title, payoffs, tenant issues and closing | Closing statement to counsel |
How I report to counsel
- One weekly written update to the attorney and fiduciary — showings, feedback, offers, next steps.
- Every decision that needs authority goes to the fiduciary in writing first. I never take direction from an heir without it.
- Documents you'll need — offers, counters, net sheets, disclosures, the closing statement — sent as they happen, not at the end.
Vendor bench
Cleanout and junk removal, estate-sale companies, locksmiths, contractors, painters, flooring, roofers, termite inspectors and stagers I've used on my own renovation projects and on client estates. I get bids, schedule the work and meet vendors on site so the fiduciary doesn't have to.
A typical timeline
| Week | Milestone |
|---|---|
| 1 | Walk-through, valuation, prep budget |
| 2–4 | Cleanout and prep (if approved) |
| 4–5 | Listing goes live |
| 6–8 | Offers reviewed; notice to heirs or petition for confirmation |
| 8–14 | Close (court-confirmed sales add the hearing) |
Every estate is different. Tenant-occupied, title-defect and conservatorship files take longer.
Referrals
Call or email with the address, the type of matter (probate, trust, conservatorship) and who holds authority. I'll walk the property and send a written summary to you and your client — no charge, no obligation. Families: start with the probate & trust guide.
“We inherited my mother's home and had no idea where to start. Daniel handled the probate sale start to finish, coordinated with our attorney, and got us more than we expected. He made an overwhelming situation simple.”The Reyes Family · San Francisco · Probate sale
Frequently asked questions
Do you work with professional fiduciaries and conservators?
Yes. Daniel works with probate attorneys, successor trustees, executors, administrators, conservators and professional fiduciaries in San Francisco and Marin, and reports to counsel in writing.
Can you attend the court confirmation hearing?
Yes, when it helps. Daniel prepares buyers for overbidding before the hearing and can attend in San Francisco or Marin.
Can you advance prep costs for an estate with no cash?
Often yes, through Compass Concierge, which can front approved prep and repair costs that are repaid from proceeds at closing, subject to program terms.
Do you handle tenant-occupied estate properties in San Francisco?
Yes. Daniel handles tenant-occupied single-family homes and small multi-unit buildings and coordinates with counsel on San Francisco rent-control rules.
Have an estate with real property?
Send me the address and the matter type. I'll walk it this week and send counsel a written summary.
Call 415-596-1891 Text Daniel Get a Home ValueGeneral information only — not legal or tax advice. Rules change; confirm your situation with your attorney or CPA.