Straight answers to the questions buyers, sellers, heirs and trustees ask most, from Will Flannigan, a Burbank real estate agent with The Nell Team at Equity Union Real Estate (DRE #01951292). Don’t see your question? Call or text 310-920-1108.
Working with Will
Do you only handle probate and trust sales?
No. Trust and probate is one of my specialties. I also represent buyers and sellers of every kind, from first homes to luxury estates, plus horse properties in the Burbank Rancho, and I work with Mandarin-speaking families. My service area is Burbank, Glendale, Pasadena, San Marino, La Cañada Flintridge and the Hollywood Hills.
How do I choose a real estate agent in Burbank?
Look for local sales experience, a written plan for pricing and marketing, and clear communication. Ask how many homes they've sold near you and who you'll actually deal with day to day. I've represented buyers and sellers since 2014, I've lived in the Burbank Rancho for about 20 years, and I handle every client personally.
How many trust and probate sales have you handled?
As operations manager and later sales manager on two Burbank-area teams, I personally closed or oversaw the closing of approximately 50 trust sales, and I personally closed about a dozen of them. I've also closed two court-confirmed probate sales, one representing the buyer and one the seller, and about five probate sales that didn't require a court confirmation hearing.
How much does a real estate agent charge in California?
Compensation is negotiable and agreed in writing before you list or start touring as a buyer. I explain what's included, who pays what and how it's paid at closing. Consultations and written home-value opinions are free.
What happens in a first meeting?
We talk through your goals and timeline and look at your property or wish list. You leave with a written plan that includes numbers. There's no pressure and no obligation.
Selling
What is my Burbank home worth?
Online estimates are a starting point, but they can't see condition, upgrades, lot, zoning or the specific street. A written opinion based on recent nearby sales is far more reliable. I provide one at no charge.
How long does it take to sell a house in Burbank?
Allow time for preparation and marketing first. Escrow typically runs about 30 days once you accept an offer. I give you a realistic timeline in writing before we list.
What does it cost to sell a home in California?
Expect agent compensation (negotiable), escrow and title fees, the county transfer tax, and any repairs or credits you agree to. Some cities add their own transfer tax. The City of Los Angeles, which includes the Hollywood Hills, charges Measure ULA tax on higher-priced sales. Everything is paid from the sale proceeds. I give you a net-proceeds estimate before you list.
Can I sell my house myself without an agent?
You can. The tradeoffs are pricing accuracy, marketing reach, negotiation and California's extensive seller disclosures, which carry real legal liability. I'll give you a free opinion of value so you can compare what you'd net each way.
Downsizing and moving
When is the right time to downsize?
When the home's cost and upkeep no longer fit how you live. Common reasons are an empty house, stairs or yard work that's become hard, or wanting to free up equity. We compare what you'd net from a sale against the cost of the next home, then decide on timing.
Should I sell first or buy first?
Both work. Selling first tells you exactly what you can spend, and a rent-back after closing can give you time to move. Buying first avoids a gap between homes but usually needs a bridge loan or a contingent offer. I'll lay out the tradeoffs for your situation.
Can I keep my low property tax if I move to a smaller home?
Possibly. Under Proposition 19, California homeowners 55 or older (and certain disabled homeowners) can move their property tax base to a replacement home anywhere in California, up to three times. The new home must be bought within two years before or after selling the old one. It can cost more than the old home; the difference in value is added to the tax base. Confirm eligibility with the county assessor.
I'm moving closer to work. Burbank, Glendale or Pasadena?
Test the commute at your real hours before you decide. Each city has different streets, prices and housing styles, and each has its own school district, so check the district boundaries for any address you consider. Send me your work address and budget and I'll set up a comparison tour.
How do I compete for a home in Burbank?
Get fully underwritten financing, narrow your list of acceptable streets, and be ready to see homes the day they list. I read the disclosures line by line and tell you what the home will cost to own, not just what it costs to buy.
Inherited, trust and probate homes
I inherited a house in Burbank but live out of state. Can I sell without flying in?
Yes. Most out-of-state heirs never need to visit. Most paperwork can be signed electronically. Anything that needs a notary can be signed with a notary where you live, or at a U.S. consulate if you're overseas. I coordinate the clean-out, photos, showings and vendors, and send photo and video updates. I also work in Mandarin for family members abroad.
Where do I start when I inherit a house in Los Angeles County?
Find out how the house is titled and whether there is a trust or a will. That decides who can sell it. Gather the death certificate, the trust or will, and the estate attorney's contact information, then call me for a free written value opinion and plan.
Do I have to go through probate to sell an inherited house in California?
It depends on how the home was titled. A home held in a living trust is usually sold by the successor trustee without probate court. A home in the deceased person's name alone usually requires probate. Since April 2025, a primary residence worth up to $750,000 may qualify for a simpler court petition. Your estate attorney should confirm which applies.
Can a probate home be sold without a court confirmation hearing?
Often, yes. If the executor or administrator has full authority under California's Independent Administration of Estates Act, the home can usually be sold after giving heirs a Notice of Proposed Action, with no court hearing. With limited authority, the court must confirm the sale, and other buyers can overbid in court.
What's the difference between an estate sale and a probate sale?
An "estate sale" usually means selling the belongings inside the home. A probate sale is the sale of the real estate itself through the probate process. Many families need both. I can refer estate-sale companies and coordinate the timing so the house is ready to list.
What are a trustee's duties when selling a house?
A successor trustee must act in the beneficiaries' best interest. In practice that means getting fair market value, keeping beneficiaries informed, and documenting how the price was set. I provide a written valuation and a marketing record that supports the trustee's decisions.
Should I sell or keep an inherited house?
Compare carrying costs, the possible property tax increase, and what each heir wants. Under Proposition 19, a child who doesn't make the home their primary residence generally loses the parent's lower tax rate, and the home is reassessed. Even when the child moves in, the benefit is capped: currently $1,044,586 above the parent's taxable value, for transfers through Feb. 15, 2027. The child must also file for the homeowners' exemption within one year. I lay out both options in writing.
Will I owe capital gains tax if I sell an inherited house?
Often little or none. Inherited property generally gets a "stepped-up" tax basis equal to its value at the date of death, so gain is measured from that value. A surviving spouse may get a full step-up on community property. Confirm with a CPA before you sell.
What if my siblings disagree about selling?
Get the numbers in front of everyone early. A written value opinion and cost comparison settles many disagreements. Options include one heir buying out the others, selling and splitting the proceeds, or, in a true dispute, legal remedies through an attorney. I stay neutral and keep every heir informed.
Do I have to clean out or repair the house before selling?
No. Inherited homes are often sold as-is. I usually recommend a clean-out, a landscaping refresh and safety repairs rather than a renovation, because that usually earns back more than it costs.
Can you recommend a probate or estate attorney in Burbank?
I'm a real estate agent and don't give legal advice, but I work alongside estate attorneys every week. I'm happy to introduce you to several I've worked with so you can choose. See my Resources page.
Burbank Rancho and horse properties
What is the Burbank Rancho?
The Rancho is Burbank's equestrian neighborhood near Griffith Park and the LA River, where city zoning allows horsekeeping on qualifying lots. Lot size, zoning and existing horse facilities affect value in ways a standard home search misses. There is no HOA in the Rancho: no HOA fees and no HOA rules. Horsekeeping and zoning follow City of Burbank rules. I've lived in the Rancho for about 20 years.
How is a horse property valued differently from a regular home?
Value depends on whether the lot is zoned and set up for horses: stalls, turnout, access to riding trails, and room for trailers. Two similar houses can sell for very different prices because of those features. I price Rancho homes from Rancho sales, not citywide averages.
Mandarin
Do you work with Mandarin-speaking buyers and sellers?
Yes. I speak fluent Mandarin; I studied it at George Washington University, lived in Taiwan and worked in China for four years. I can handle the entire purchase or sale in Mandarin, including explaining disclosures and escrow documents, and I work with family members overseas.
These answers are general information, not legal or tax advice. Laws and figures change; confirm your situation with your own attorney, CPA or the county assessor.