Probate, Trust, & Estate Real Estate Guidance Throughout Northern California

My role is to help make the real estate side of that process clear, organized, and manageable.

As a former Courthouse Supervisor and Courtroom Clerk with the Santa Clara County Superior Court, I bring a background that is very different from that of a traditional real estate agent. I understand the court process and legal environment, the importance of proper documentation, and the responsibility estate representatives and fiduciaries carry when making decisions involving one of the estate’s most valuable assets.

Today, I am a Real Estate Broker specializing in probate and trust real estate and am one of a select group of real estate professionals trusted by the County of Santa Clara Public Administrator’s Office to assist with estate-related real estate matters.

I am also a Certified Probate & Trust Real Estate Specialist and Seniors Real Estate Specialist and an active member of the Professional Fiduciary Association of California, the Santa Clara County Bar Association, and the Santa Clara County Estate Planning Council.

My approach is designed to give estate representatives and professional advisors clear options, market-based recommendations, hands-on property coordination, and a well-documented real estate strategy from the beginning of the process through closing.

Real Estate Services for Estates, Trusts & Fiduciaries

Every estate property is different. My role is to evaluate the property, understand the estate’s goals, and help determine which steps are appropriate before going to market.

Services may include:

• Initial property evaluation and market analysis to help determine value, condition, and potential sale strategies.

• Pricing recommendations supported by current market data and comparable sales.

• A review of whether the property may benefit from preparation before sale or whether selling in its current condition may provide a better result for the estate.

• Property, termite, sewer, roof, and other inspection coordination when appropriate.

• Coordination of estate cleanouts, personal property removal, estate-sale companies, donation services, and hauling.

• Coordination with cleaners, painters, contractors, landscapers, stagers, inspectors, and other vendors needed to prepare the property for market.

• Hands-on management of property preparation so executors, trustees, fiduciaries, and attorneys do not have to personally manage every vendor or appointment.

• Assistance with properties that have deferred maintenance, unusual condition issues, occupants, tenants, or significant personal property remaining in the home.

• Professional photography, video, digital marketing, targeted online advertising, broker exposure, open houses, private showings, and strategic property positioning.

• Detailed offer analysis that looks beyond the purchase price and considers financing, contingencies, timing, buyer-broker compensation requests, closing costs, property-condition terms, personal-property obligations, and the anticipated net result to the estate.

• Coordination with escrow, title professionals, attorneys, fiduciaries, administrators, trustees, and other professionals involved in the transaction.

• Regular communication and documentation regarding property condition, preparation recommendations, pricing strategy, market activity, offers, and significant decisions made during the sale.

Counties I Serve

• Santa Clara County

• San Mateo County

• San Francisco

• Alameda County

• Additional California areas may also be accommodated depending on the property and circumstances of the estate.

For Professional Fiduciaries & Attorneys

Professional fiduciaries and attorneys often need more than a traditional listing agent.

They need a real estate professional who understands that recommendations may need to be explained later to beneficiaries, counsel, the court, or other interested parties.

I can assist with:

• Property valuation and market opinions

• Pre-sale property assessments

• Date of death property evaluations

• Preparation versus as-is sale analysis

• Vendor and inspection coordination

• Marketing and exposure strategy

• Offer and net-proceeds comparisons

• Property-condition documentation

• Ongoing transaction updates

• Second opinions regarding estate-property strategy

• Difficult, unusual, or out-of-area estate properties

• Termination of tenancy

If you already have a real estate professional you work with, I am also available as a resource for a second market opinion, an unusual estate property, or a matter outside your agent’s normal service area.

Have an estate or trust property you need to evaluate?

Contact me to discuss the property, the circumstances of the estate, and the options available before making a decision about the sale.

Miriam Cruz: Real Estate Broker Certified in Probate & Trust Real Estate (CPRES) and Seniors Real Estate (SRES®)

My professional background includes:

• Former Courthouse Supervisor and Courtroom Clerk to the Honorable Eric S. Geffon

• Real Estate Broker with eXp Realty of Northern California, Inc.

• Certified Probate & Trust Real Estate Specialist

• Seniors Real Estate Specialist

• Selected real estate agent for the County of Santa Clara Public Administrator’s Office

• Member of the Santa Clara County Bar Association

• Member of the Santa Clara County Estate Planning Council

• Member of the Professional Fiduciary Association of California

• Successfully passed the California Probate Referee examination

Services provided by my team:

• Refer and coordinate vetted Contractors and yard service vendors

• Arrange property clean outs

• Coordinate appraisals and estate sales

• Assisted living and senior moving referrals for a surviving spouse

• Cash buyers for a quick As-Is sale when time is of the essence

• List the home with robust internet and social media marketing tools

• Find housing for the tenants or family members