When a home is part of an estate, the sale is anything but routine. You’re dealing with grief, family members in different places, court paperwork and a house full of belongings — often all at once. Adrienne Herzog and the Herzog Properties team specialize in exactly this. We’ve guided many Colorado families through selling a loved one’s home in probate, and we make the process as calm, clear and profitable as it can be.
Schedule a free consultation Call (720) 403-2940
Free download: Colorado Probate Home Sale Checklist
Seven clear steps for families and Personal Representatives, from who can sign to closing day. Print it, share it with your family and check things off as you go.
Local probate help: Denver · Jefferson County · Arapahoe County · Douglas County · For attorneys & fiduciaries
How we help Personal Representatives and families
- A clear plan from day one. We walk you through the steps, timeline and decisions ahead, so you always know what comes next.
- An accurate, defensible value. A detailed market analysis for pricing and for the estate’s records, so you can sell with confidence and keep heirs informed.
- As-is or prepared — your choice. We show you the numbers for both and help you pick the path that nets the estate the most for the least stress.
- We coordinate everything. Clean-out, repairs, cleaning, photos, showings and closing — ideal for families who live out of state.
- We work alongside your attorney. We keep the attorney, title company and heirs in the loop, and we can connect you with a trusted Colorado probate attorney if you need one.
How selling a home in probate works in Colorado
- A Personal Representative is appointed. The court issues Letters Testamentary (with a will) or Letters of Administration (without one). Those letters give the Personal Representative authority to sign.
- The home is secured and valued. Keep it insured, maintained and protected, and get a market value as of the date of death.
- The home is cleared and prepared. Belongings are sorted, keepsakes saved, and the house is readied for market — or sold as-is.
- We list, market and negotiate. Professional photography, broad marketing and strong negotiation to bring in the best offer.
- Closing. The Personal Representative signs on behalf of the estate, and proceeds go to the estate to be handled as your attorney directs.
Most Colorado estates go through informal (unsupervised) probate, where the Personal Representative can usually sell without a separate court hearing. Supervised or contested estates may need court approval. Your attorney will confirm what applies to you.
Sell as-is, or prepare the home first?
There’s no single right answer. Selling as-is is faster and simpler, and works well when time, distance or budget is a concern. A few targeted updates — paint, flooring, landscaping, small repairs — can often add far more than they cost. We’ll show you both options side by side with real numbers so the estate and heirs can decide together.
Need to sell quickly or as-is? We can also bring you cash offers from our investor network and show you how they compare to listing the home.
Need help clearing out the home?
Sorting through a lifetime of belongings is often the hardest part. Our sister company, Herzog Estate Services, handles clean-outs, estate sales, donations, hauling and cleaning — so the home is ready to sell without family members having to do it all themselves.
Frequently asked questions
Can a house be sold while it’s in probate in Colorado?
Yes. Once the court has appointed a Personal Representative and issued Letters, the home can typically be listed and sold. In informal probate, a separate court approval for the sale is usually not required.
How long does it take to sell a probate home?
Many probate sales close within a few months of listing, depending on the home’s condition and the market. The full estate administration often takes longer — commonly six months to a year — but the house can usually be sold before the estate closes.
Do all the heirs have to agree to the sale?
Legally, the Personal Representative has the authority to sell. In practice, keeping heirs informed and on the same page makes everything smoother, and we’re happy to help communicate with family members.
Who pays for repairs or clean-out before the sale?
These costs are generally paid by the estate. In many cases, expenses can be handled so they’re reimbursed at closing — ask us how this works for your situation.
What if no one in the family lives in Colorado?
That’s very common. We coordinate access, vendors, showings and closing for you, and most paperwork can be signed remotely.
Ready to talk it through?
Every estate is different. Let’s start with a free, no-pressure conversation about your situation and your options.
Schedule a free consultation Call (720) 403-2940
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Adrienne Herzog is a licensed real estate broker, not an attorney. This page is general information, not legal advice. Please confirm legal details with a Colorado probate attorney.
Related reading: Selling a Home in Probate in Colorado: A Step-by-Step Guide for Families
What our clients say
“My husband and I live in the Midwest and have owned 2 condos in Boulder, CO for 15+ years… Adrienne did not treat us like a transaction, she treated us like family.”
“We had a limited time frame to get the house sold at the best possible price and she most definitely rose to the occasion!… We closed on the house at exactly 4 weeks after the listing!”
“First, she did comps that allowed us to make a competitive offer in a house and win a fierce bid… Her service is second to none.”
“If you find yourself trying to sell a property that is giving you trouble, or just need a realtor that is honest, hard working, and kind, you cannot go wrong with Adrienne.”
“She was very communicative and made sure to always update me… My property did end up selling under her even though the market was slow.”
“Adrienne is the very best at selling homes… she was professional, very diligent and hard working through the entire process.”
Frequently asked questions
Can I sell a house during probate in Colorado?
Usually, yes. Once the court appoints a Personal Representative and issues Letters, the Personal Representative can typically list and sell the home. Many Colorado estates use informal probate, which generally does not require court approval for each step. Supervised or contested estates can have extra requirements, so confirm with your probate attorney.
How long does probate take in Colorado?
A simple, uncontested estate often takes about six months to a year. Creditors generally have at least four months after the notice to creditors is first published to file claims. The house can usually be sold while probate is still open.
Do I need to clean out or repair the house before selling?
No. You can prepare and list the home for the highest price, or sell it as-is for cash with no cleanout, repairs or showings. We show you both options side by side.
What is a date-of-death valuation and do I need one?
It is an estimate of what the home was worth on the day the owner passed away. It matters for the estate inventory, dividing the estate fairly, and the stepped-up tax basis heirs usually receive. We provide free date-of-death market analyses and work with licensed appraisers when a formal appraisal is needed.
Who pays the mortgage and bills while the house is in probate?
Typically the estate keeps paying the mortgage, property taxes, insurance, utilities and HOA dues until the home is sold. Selling during probate can save the estate months of these costs.
Can you help if the heirs live out of state?
Yes. We coordinate showings, vendors, cleanout and repairs locally, keep everyone updated in writing, and most documents can be signed electronically or with a mobile notary.