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10/23/2026

“I ran into this through the probate leads. I called an attorney who specializes in partition actions, and wow, 𝘸𝘩𝘢𝘵 𝘢 𝘣𝘶𝘯𝘥𝘭𝘦 𝘰𝘧 𝘣𝘶𝘴𝘪𝘯𝘦𝘴𝘴 𝘤𝘰𝘮𝘪𝘯𝘨 𝘧𝘳𝘰𝘮 𝘫𝘶𝘴𝘵 𝘰𝘯𝘦 𝘢𝘵𝘵𝘰𝘳𝘯𝘦𝘺. He's been keeping me busy. Now I'm calling other partition attorneys and offering them leads from Probate Data.” — 𝐉𝐨𝐞 𝐏𝐫𝐨, 𝐏𝐫𝐨𝐛𝐚𝐭𝐞𝐃𝐚𝐭𝐚 𝐦𝐞𝐦𝐛𝐞𝐫

Joe found the attorney through the filing. Then he turned the attorney into a 𝘤𝘩𝘢𝘯𝘯𝘦𝘭.

That is the 𝐬𝐞𝐜𝐨𝐧𝐝 𝐥𝐞𝐚𝐝 in every probate record that most agents ignore: 𝘵𝘩𝘦 𝘱𝘳𝘰𝘧𝘦𝘴𝘴𝘪𝘰𝘯𝘢𝘭 𝘢𝘭𝘳𝘦𝘢𝘥𝘺 𝘸𝘰𝘳𝘬𝘪𝘯𝘨 𝘵𝘩𝘦 𝘤𝘢𝘴𝘦.

💡 𝐓𝐡𝐞 𝐨𝐩𝐩𝐨𝐫𝐭𝐮𝐧𝐢𝐭𝐲? The filing doesn't just point you toward potential clients. It can also connect you with the professionals already involved in the case.

💬 𝐂𝐨𝐦𝐦𝐞𝐧𝐭 “𝐭𝐫𝐢𝐚𝐥” 𝐭𝐨 𝐠𝐞𝐭 𝐢𝐧𝐬𝐭𝐚𝐧𝐭 𝐚𝐜𝐜𝐞𝐬𝐬 𝐭𝐨𝐝𝐚𝐲.

10/22/2026

𝗖𝗮𝗹𝗶𝗳𝗼𝗿𝗻𝗶𝗮 𝗮𝗴𝗲𝗻𝘁𝘀: there is a number in the court file that can stop your probate sale from closing, and most agents have never seen it.

California is the only state that uses probate referees. There are about 116 of them, one assigned to every estate, and their valuation of the property becomes part of the file within the first four months of the case.

Under limited authority, the court cannot confirm a sale priced more than 10 percent below that number. Probate Code 10309. Not reluctance. Authority. A contract at 89 percent of the referee's value does not get approved.

𝗛𝗲𝗿𝗲 𝗶𝘀 𝘁𝗵𝗲 𝗽𝗮𝗿𝘁 𝘁𝗵𝗮𝘁 𝘀𝗵𝗼𝘂𝗹𝗱 𝗰𝗵𝗮𝗻𝗴𝗲 𝗵𝗼𝘄 𝘆𝗼𝘂 𝘄𝗼𝗿𝗸 𝗮 𝗹𝗶𝘀𝘁𝗶𝗻𝗴.

The referee values the property as of the date of death, from the curb. They do not go inside. By one sitting referee's estimate, 95 percent of the files that reach his desk say nothing about the condition of the house. So the number comes in high, and your 10 percent cushion is gone before you have an offer.

𝗧𝗵𝗲 𝗳𝗶𝘅 𝗶𝘀 𝗮 𝗳𝗼𝘂𝗿-𝘀𝘁𝗲𝗽 𝗽𝗿𝗼𝗰𝗲𝘀𝘀 𝘁𝗵𝗮𝘁 𝗮𝗹𝗺𝗼𝘀𝘁 𝗻𝗼𝗯𝗼𝗱𝘆 𝗿𝘂𝗻𝘀:

1. Document the condition.
2. Raise it with the attorney before the inventory is filed.
3. Send the package through the attorney to the referee.
4. Offer to talk.

The full version is on the ProbateData blog, reviewed by Michael Gibbs, Probate Referee for Orange County Superior Court.

On ProbateData, the authority type is on the record for Los Angeles, Orange, San Diego, Riverside and San Bernardino, so you can see limited authority before you dial rather than after you list.

𝗖𝗼𝗺𝗺𝗲𝗻𝘁 "𝘁𝗿𝗶𝗮𝗹" 𝘁𝗼 𝗴𝗲𝘁 𝗶𝗻𝘀𝘁𝗮𝗻𝘁 𝗮𝗰𝗰𝗲𝘀𝘀 𝘁𝗼𝗱𝗮𝘆.

10/21/2026

𝐂𝐨𝐦𝐦𝐞𝐧𝐭 "𝐭𝐫𝐢𝐚𝐥" 𝐭𝐨 𝐠𝐞𝐭 𝐬𝐭𝐚𝐫𝐭𝐞𝐝

10/20/2026

Deborah has run both. 𝘡𝘪𝘭𝘭𝘰𝘸 𝘭𝘦𝘢𝘥𝘴 𝘢𝘯𝘥 𝘱𝘳𝘰𝘣𝘢𝘵𝘦 𝘧𝘪𝘭𝘪𝘯𝘨𝘴. She is describing the difference in her own words: 𝗳𝗮𝘀𝘁𝗲𝗿 𝘁𝘂𝗿𝗻𝗮𝗿𝗼𝘂𝗻𝗱, 𝗳𝗮𝘀𝘁𝗲𝗿 𝗿𝗲𝘀𝗽𝗼𝗻𝘀𝗲, 𝗹𝗼𝘄𝗲𝗿 𝗰𝗼𝘀𝘁.

She did not give a percentage and we are not going to invent one. 𝘛𝘩𝘦 𝘤𝘰𝘮𝘱𝘢𝘳𝘪𝘴𝘰𝘯 𝘪𝘴 𝘩𝘦𝘳𝘴.

Comment “𝗧𝗥𝗜𝗔𝗟” to get instant access today.

10/19/2026

Q4 is 𝐋𝐈𝐒𝐓𝐈𝐍𝐆 𝐏𝐑𝐄𝐒𝐄𝐍𝐓𝐀𝐓𝐈𝐎𝐍 𝐒𝐄𝐀𝐒𝐎𝐍 for probate. The spring filings are deciding, and the personal representative has usually done one thing before you arrive: looked the house up on Zillow.

So the first number in the room is a 𝐙𝐞𝐬𝐭𝐢𝐦𝐚𝐭𝐞. And you already know how that goes.

One agent this year had a seller anchored to a figure $60,000 under the actual comps. Another uses their own home in every presentation because the Zestimate was wrong on it and they can prove it.

With a probate seller, the problem is sharper, because the PR often has no feel for the property at all. They are anchored to the 𝐨𝐧𝐥𝐲 𝐧𝐮𝐦𝐛𝐞𝐫 𝐭𝐡𝐞𝐲 𝐡𝐚𝐯𝐞 𝐬𝐞𝐞𝐧.

You need a number you can defend, and you need it 𝐛𝐞𝐟𝐨𝐫𝐞 𝐭𝐡𝐞 𝐦𝐞𝐞𝐭𝐢𝐧𝐠.

ProbateData's AVM comes from the same data banks underwrite from, attached to a 𝐜𝐨𝐮𝐫𝐭𝐡𝐨𝐮𝐬𝐞-𝐯𝐞𝐫𝐢𝐟𝐢𝐞𝐝 𝐟𝐢𝐥𝐢𝐧𝐠 with the property characteristics beside it. It is not a guess dressed up as a number. It is the number you walk in with.

💬 Comment "trial" to get 𝐢𝐧𝐬𝐭𝐚𝐧𝐭 𝐚𝐜𝐜𝐞𝐬𝐬 today.

10/16/2026

“𝗔 𝗺𝗲𝗺𝗯𝗲𝗿 𝗮𝗴𝗮𝗶𝗻.” 👏

Derek left and came back. This time, he’s running the sequence on a 𝗳𝗶𝘅𝗲𝗱 𝘁𝗵𝗿𝗲𝗲-𝘄𝗲𝗲𝗸 𝗰𝘆𝗰𝗹𝗲.

That’s a workflow, not a result. He didn’t claim a closing here, and neither will we.

But here’s what matters: 𝗘𝘃𝗲𝗿𝘆 𝗰𝗹𝗼𝘀𝗶𝗻𝗴 𝗶𝗻 𝘁𝗵𝗶𝘀 𝗯𝘂𝘀𝗶𝗻𝗲𝘀𝘀 𝘀𝘁𝗮𝗿𝘁𝘀 𝘄𝗶𝘁𝗵 𝗮 𝗰𝗮𝗱𝗲𝗻𝗰𝗲 𝘀𝗼𝗺𝗲𝗯𝗼𝗱𝘆 𝗮𝗰𝘁𝘂𝗮𝗹𝗹𝘆 𝗸𝗲𝗽𝘁.

Consistency builds a process. A process creates opportunities. And opportunities need follow-through. 🎯

Ready to build a more consistent probate lead workflow?

👇 𝗖𝗼𝗺𝗺𝗲𝗻𝘁 “𝘁𝗿𝗶𝗮𝗹” 𝘁𝗼 𝗴𝗲𝘁 𝗶𝗻𝘀𝘁𝗮𝗻𝘁 𝗮𝗰𝗰𝗲𝘀𝘀 𝘁𝗼𝗱𝗮𝘆!

10/15/2026

“Dear Homeowner” gets thrown away. So does “Dear Estate Representative.” 📩

Here’s why most 𝐩𝐫𝐨𝐛𝐚𝐭𝐞 𝐦𝐚𝐢𝐥 fails: It’s not always the timing. It’s that the letter 𝐥𝐨𝐨𝐤𝐬 𝐥𝐢𝐤𝐞 𝐢𝐭 𝐰𝐚𝐬 𝐬𝐞𝐧𝐭 𝐭𝐨 𝐚 𝐥𝐢𝐬𝐭—because it was.

📋 𝐓𝐡𝐞 𝐜𝐨𝐮𝐫𝐭 𝐫𝐞𝐜𝐨𝐫𝐝 𝐜𝐨𝐧𝐭𝐚𝐢𝐧𝐬 𝐦𝐨𝐫𝐞 𝐭𝐡𝐚𝐧 𝐚𝐧 𝐚𝐝𝐝𝐫𝐞𝐬𝐬.

It can identify the personal representative and their relationship to the deceased:

🔹 A son
🔹 A daughter
🔹 A surviving spouse
🔹 A niece living three states away

That one field can change the entire letter you write.

A surviving spouse and an out-of-state nephew aren't in the same situation. They shouldn't receive the same paragraph, either.

💡 𝐏𝐞𝐫𝐬𝐨𝐧𝐚𝐥𝐢𝐳𝐚𝐭𝐢𝐨𝐧 𝐦𝐚𝐭𝐭𝐞𝐫𝐬.

The goal isn't to write a clever letter. It's to write one that feels relevant to the person receiving it—not just the property they're connected to.

And you don't have to turn that personalization into a research project.

With 𝐏𝐫𝐨𝐛𝐚𝐭𝐞𝐃𝐚𝐭𝐚, the relationship-to-deceased field is included in your CSV export alongside the rest of the filing information. That means you can use it as a 𝐦𝐚𝐢𝐥-𝐦𝐞𝐫𝐠𝐞 𝐜𝐨𝐥𝐮𝐦𝐧 to tailor your outreach.

🎯 Stop treating every probate contact the same.

💬 Comment 𝐓𝐑𝐈𝐀𝐋 to get instant access today!

10/13/2026

𝗧𝗪𝗢 𝗟𝗜𝗦𝗧𝗜𝗡𝗚𝗦 𝗜𝗡 𝗢𝗡𝗘 𝗪𝗘𝗘𝗞𝗘𝗡𝗗. 𝗢𝗡𝗘 𝗢𝗙 𝗧𝗛𝗘𝗠 𝗧𝗢𝗢𝗞 𝗧𝗪𝗘𝗟𝗩𝗘 𝗟𝗘𝗧𝗧𝗘𝗥𝗦. 📬

Keith isn’t describing a lucky week. He’s describing a 𝗿𝗲𝗽𝗲𝗮𝘁𝗮𝗯𝗹𝗲 𝘀𝘆𝘀𝘁𝗲𝗺.

Save the batch. Check what sold. Mail what didn’t. Repeat.

𝗧𝗵𝗮𝘁’𝘀 𝗵𝗼𝘄 𝗰𝗼𝗻𝘀𝗶𝘀𝘁𝗲𝗻𝗰𝘆 𝘁𝘂𝗿𝗻𝘀 𝗶𝗻𝘁𝗼 𝗼𝗽𝗽𝗼𝗿𝘁𝘂𝗻𝗶𝘁𝘆. You don’t need to reinvent your prospecting strategy every weekend. You need a process you can keep working.

Ready to see how ProbateData can help you find probate leads and build a repeatable prospecting system?

👇 Comment “𝗧𝗥𝗜𝗔𝗟” for 𝗶𝗻𝘀𝘁𝗮𝗻𝘁 𝗮𝗰𝗰𝗲𝘀𝘀 𝘁𝗼𝗱𝗮𝘆!

10/12/2026

A ProbateData member listed a house this year where the seller told her it was the 𝟭𝟮𝗧𝗛 𝗟𝗘𝗧𝗧𝗘𝗥 she had received before she finally picked up the phone.

𝗧𝗪𝗘𝗟𝗩𝗘. 𝗟𝗘𝗧𝗧𝗘𝗥𝗦. 𝗕𝗘𝗙𝗢𝗥𝗘 𝗧𝗛𝗘 𝗖𝗔𝗟𝗟. 📬

Most agents mail a probate list once. Some try twice. Then they stop.

But here's what they're missing: 𝗠𝗼𝗻𝘁𝗵 𝗳𝗼𝘂𝗿 𝗶𝘀 𝗼𝗳𝘁𝗲𝗻 𝘄𝗵𝗲𝗻 𝘁𝗵𝗲 𝗿𝗲𝗮𝗹 𝗱𝗲𝗰𝗶𝘀𝗶𝗼𝗻 𝘀𝘁𝗮𝗿𝘁𝘀 𝘁𝗼 𝘁𝗮𝗸𝗲 𝘀𝗵𝗮𝗽𝗲.

The family may not be ready when your first letter arrives. Or your second. But when they're finally ready to talk to an agent, will they remember YOUR name?

That's the difference between mailing a list and building a consistent presence.

📬 𝗧𝗵𝗲 𝟱-𝗠𝗮𝗶𝗹𝗲𝗿 𝗦𝗲𝗾𝘂𝗲𝗻𝗰𝗲 gives you a structured series of touches spaced across the decision-making window, helping keep your name in front of the right families until they're ready to make a move.

And with ProbateData, you can keep each mailing batch saved, check which cases have come on the market since your last mailing, and pull those records before your next batch goes out.

✅ Stay consistent.
✅ Track your previous mailings.
✅ Identify new market activity between batches.

𝗗𝗼𝗻'𝘁 𝗷𝘂𝘀𝘁 𝗺𝗮𝗶𝗹 𝗼𝗻𝗰𝗲. 𝗕𝗲 𝘁𝗵𝗲 𝗻𝗮𝗺𝗲 𝘁𝗵𝗲𝘆 𝗿𝗲𝗺𝗲𝗺𝗯𝗲𝗿.

👇 Comment 𝗧𝗥𝗜𝗔𝗟 to get instant access to ProbateData today!

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