Selling a probate home in Irvine

Irvine estates almost always involve an HOA, and many older villages sit on Irvine Company land with ground-lease histories buyers will ask about. HOA transfer documents and any lease terms need to be pulled early. Demand is deep and consistent, so well-presented probate homes here rarely sit.

By Vennessa Mele, DRE #02115354 · Last reviewed September 2026

What is the same everywhere in Orange County

• The probate petition is filed with the Orange County Superior Court and heard at the Costa Mesa Justice Center, 3390 Harbor Boulevard, Costa Mesa.
• Your authority to sell comes from your Letters. Full authority means a normal sale with a 15-day notice to heirs; limited authority means a court confirmation hearing.
• The house's tax basis steps up to its value at the date of death.
• A Change in Ownership Statement (BOE-502-D) is due to the Orange County Assessor within 150 days.

What I check first for a Irvine property

• Title: how it was held, and whether it is actually in probate or passes another way.
• Permits: the Assessor's square footage against what is actually there.
• Any HOA, Mello-Roos, or special assessments, and the transfer paperwork they require.
• Recent sales of comparable homes within a half mile, adjusted for condition, as of the date of death and today.

What it is worth

I will pull the comparable sales for a Irvine property at no cost and tell you what it would bring on the open market and whether any offer you have received is reasonable. Send me the address and, if you have them, a photo of your Letters.

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