The 5 Biggest Mistakes Executors Make When Selling a Probate Home in Pierce County

Being named the executor of an estate is an honor, but it can also feel overwhelming, especially when real estate is involved.

If you are responsible for selling a probate home in Tacoma or anywhere in Pierce County, you are likely dealing with a lot at once. Legal paperwork. Family emotions. A property that may need work. And pressure to make the right decisions.

Over the years, I have helped many families through this exact situation. And I see the same mistakes come up again and again. Not because people are careless, but because no one teaches you how to do this.

This guide walks through the five biggest mistakes executors make when selling a probate home and how to avoid them.

Mistake #1: Trying to Sell the Home Before Probate Is Opened

One of the most common misunderstandings is thinking you can sell the home as soon as the owner passes away.

In Washington State, that usually is not the case.

If the home was owned solely by your loved one and not held in a trust or jointly owned, probate typically must be opened before the property can be sold. The court needs to officially appoint a personal representative, often called an executor, and issue legal authority to act on behalf of the estate.

Until that happens, you cannot legally list the home, accept an offer, or close a sale.

Why this matters:

If a home is listed too early, buyers may walk away once they realize probate authority is not in place. Contracts can fall apart. And the process often ends up taking longer than if it had been done correctly from the start.

What to do instead:

Open probate as soon as possible and work with professionals who understand the process. Once you receive your court documents granting authority, you can move forward with confidence.

Mistake #2: Not Securing or Properly Insuring the Property

Once a home becomes vacant, it immediately becomes more vulnerable.

Many executors assume the existing homeowner’s insurance policy is enough. In reality, many policies limit coverage or stop covering the property once it has been vacant for a certain period of time.

In Pierce County, vacant probate homes are especially at risk for:

Water damage from unnoticed leaks
Vandalism or theft
Liability issues if someone is injured on the property
City code violations due to yard or exterior neglect

What to do instead:

As soon as you are appointed executor, you should:

Change the locks
Notify the insurance company
Ask about vacant home coverage if needed
Make sure the yard and exterior are maintained

If you live out of the area, working with a local probate real estate broker can make this much easier.

Mistake #3: Spending Too Much Money Fixing Up the Home

It is completely natural to want the home to look its best, especially if it belonged to a parent or family member.

But one of the biggest financial mistakes I see is executors spending large amounts of estate money on renovations without knowing whether that money will come back in the sale.

Not every improvement adds value. And some renovations cost more time and money than families expect.

What to consider before making repairs:

Does the estate have cash available
How long will renovations delay the sale
Will buyers in this area pay more for updates
Are there easier ways to present the home well

In many cases, selling the home as-is is the best option. With proper pricing and marketing, as-is homes in Tacoma and Pierce County often still attract strong offers.

A probate-savvy broker can help you compare the numbers and make an informed decision rather than guessing.

Mistake #4: Letting Family Disagreements Delay the Sale

Family dynamics can be one of the hardest parts of selling a probate home.

Different heirs may have different opinions. One person wants to sell quickly. Another wants top dollar. Someone else may be emotionally attached to the home.

While these feelings are understandable, delays often cost the estate money.

Each month the home sits unsold, the estate may still be paying:

Mortgage payments
Property taxes
Insurance
Utilities
Maintenance

What to do instead:

As executor, your responsibility is to act in the best interest of the estate as a whole. That does not mean ignoring family concerns, but it does mean making decisions that protect the estate’s value.

Clear communication, realistic pricing, and professional guidance can help keep the process moving and reduce tension.

Mistake #5: Working With the Wrong Real Estate Agent

This may be the most important mistake of all.

Selling a probate home is not the same as selling a typical owner-occupied house. There are additional legal steps, timelines, disclosures, and emotional considerations involved.

An agent who does not understand probate can unintentionally create delays, confusion, or even legal issues.

What to look for instead:

Experience with probate sales in Washington
Understanding of Pierce County timelines and procedures
Ability to coordinate with attorneys and heirs
A calm, organized approach that reduces stress

The right broker does more than sell the home. They help manage the process.

How the Right Guidance Makes a Difference

When probate real estate is handled correctly, the process does not have to feel chaotic.

With the right plan, the right timing, and the right professionals involved, executors can move forward with clarity and confidence.

My role is to help families avoid these common mistakes, protect the estate’s value, and make the sale as smooth as possible.

Need Help Selling a Probate Home in Pierce County?

If you have been named executor and are unsure how to move forward with a probate property in Tacoma or Pierce County, you do not have to figure it out alone.

I specialize in probate real estate and work with families every step of the way, from opening probate to closing the sale.

Reach out when you are ready. I am happy to answer questions and help you understand your options.

Austin Robertson
Owner, Robertson & Co
Probate Real Estate Specialist
Tacoma and Pierce County