Legal Landscape: Faster, Safer Transfers- AB 2016, effective April 1 2025, substantially raises the value threshold for expedited probate. Now, primary residences under $750,000 can qualify for a simplified “petition to determine succession” process—skipping full probate—so long as heirs are notified joshvrealty.com+15pacbiztimes.com+15beachequities.com+15.
- ‑ Estates valued under $184,500 (without real estate) continue to qualify for small‑estate affidavits snyderlawpc.com+2lawvex.com+2car.org+2.
- ‑ Note: The $750k threshold applies to primary residences only—not to rental or vacation properties pacbiztimes.com+1snyderlawpc.com+1.
Market Conditions in Probate Relevant Regions- Across SoCal’s major counties, the broader housing market is cooling, which influences probate properties too cremgroupre.com+13amalfiestates.com+13car.org+13:
- Price growth slowed to 1.9 %–3.6 % YoY (e.g., Los Angeles: 3.0 %, Orange: 3.6 %) .
- Inventory surged—e.g., +50 % in L.A., +75 % in Orange, making it a buyer’s market with 3–5 months of supply amalfiestates.com.
- Days on market increased, though well‑priced homes are still selling—18 to 39 days on average amalfiestates.com.
Probate-Specific Sales: Timing & Strategy- Probate sales remain slow – often 9 months to 1+ year, versus ~44 days for conventional sales listwithclever.com.
- The streamlined $750k process still requires court petitions and notifications; only private homes qualify—investment or rental properties do not car.org+5pacbiztimes.com+5snyderlawpc.com+5.
- Many probate homes continue to sell at discounts, as they’re often listed “as is” and priced to move trustandwill.com.
- Two probate listings in the same SoCal market reportedly show vastly different timelines—one closed in 30 days, another is still tied up in court instagram.com.
What It All Means NowStakeholder Key Implications Heirs/Executors New law can save 6–12+ months and reduce costs, especially for median‑value primary homes. Still need cooperation, court petitions, and notice. Buyers/Investors More probate inventory available, deep discounts possible, especially in a cooling buyer’s market—but be prepared for longer timelines. Sellers Courts will scrutinize pricing; executors must ensure fair valuations and comply with legal notices and appraisal requirements. Real Estate Professionals Understanding AB 2016 and the nuances of expedited vs. full probate is essential. Specialized probate experience is increasingly valuable.
