Ashley Pugliesi, Realtor

Ashley Pugliesi, Realtor Ashley specializes in the areas of residential, probate and estate, pre-foreclosure, and divorce. She knows what needs to be done, and she gets it done. Period.

Ashley Pugliesi is a Realtor®at Realty One Group in Pittsburgh, where she’s quickly become a trusted resource for buyers and sellers alike. With the innate ability to execute even the most complicated transaction seamlessly, Ashley specializes in the areas of residential, probate and estate, pre-foreclosure, and divorce. In doing so, she brings people peace of mind and a joyful experience as she h

elps to usher them into the new chapter of their lives. Ashley’s growing client list is a testament to her unwavering dedication and professional drive, which stem from a deeply personal place and serve to separate her from the pack. “I come from a line of immigrants, and when my ancestors came here, they had nothing,” she explains. “I love helping people to achieve their American dream of planting their own roots, and owning a home.”

As the 2021 Most Prominent Agent and recipient of the 2020 Excellence in Client Service Award, Ashley is not only a champion, but also a voice for positive change. During the industry-wide shut-downs that resulted from the global pandemic, she fought tirelessly for the reopening of real estate offices in Pennsylvania—which garnered her recognition from the state board. She was also invited to testify before the Western Pennsylvania Supreme Court regarding the eviction moratorium. Ashley holds e-Pro and C2EX certifications.

06/18/2026

Welcome to Day 9 of 30 of our probate series!

There is a hidden deadline ticking the second a property becomes vacant. ⏰👇

Leaving a property empty during the probate process can be a significant financial risk for an executor. Many standard homeowners insurance policies contain a "vacancy clause." If a house sits empty for a certain period of time (often 30 to 60 days) without the carrier being notified, certain types of coverage could be limited or future claims may be denied depending on the specific policy terms.

If a major issue like a water leak, pipe burst, or property damage occurs, the estate could face substantial out-of-pocket expenses if the vacancy impacted the coverage.
As an executor, protecting the estate’s assets is a top priority. Don't let a gap in communication put the heirs or the property at risk.

🏠 DAY 9 ACTION STEP:

Call the estate's insurance company. Your only task today is to contact the current provider, notify them that the property is vacant and in probate, and let them advise you on how their specific policy handles vacant properties.

Save this post for later, share it with someone currently navigating an estate, and follow along for Day 10! 📈

Ashley Pugliesi, Realtor
The Jordan Jankowski Team | Coldwell Banker Realty
📱 Cell: 412-689-0172
📞 Office: 412-336-1600
📧 Email: [email protected]
📍 Office Address: 9600 Perry Highway, Suite 100, Pittsburgh, PA 15237

Disclaimer: Educational purposes only. Not formal legal, financial, or insurance advice. Always consult with a licensed insurance professional or estate attorney regarding your specific situation.

06/17/2026

PA Probate | Day 8

EXECUTORS: DO NOT TURN OFF THE LIGHTS! 💡🏡

If you are currently managing an empty family home during the Pennsylvania probate process, it’s completely natural to look for ways to cut down on expenses. But trying to save a few dollars by shutting off the utilities is one of the most common mistakes well-meaning executors make.

As a Realtor specializing in estate and probate properties, I always advise keeping the power, water, and heat running at a safe baseline.

When a house sits completely empty without basic climate control, you risk major structural issues that can tank the home's value overnight:

❄️ In the Winter: Turning off the heat can lead to frozen or burst pipes.

☀️ In the Summer: Cutting the AC builds up stagnant, humid air, inviting rapid mold growth.

🔋 Year-Round: If the power is completely cut, the sump pump stops running, which can quickly lead to a wet or flooded basement.

Your move for Day 8 is simple: Call the utility companies, let them know you are the executor managing the estate, and make sure the accounts stay active with the bills routed directly to your mailing address. Keeping the home in stable condition preserves its equity for the heirs and ensures it's ready to win the market when it's time to sell.

Are you currently navigating the estate process in Western PA and trying to figure out the best way to handle a vacant property? Drop your questions in the comments below, or hit Save on this post to keep this checklist handy! 👇

Ashley Pugliesi, Realtor
Coldwell Banker Realty | The Jordan Jankowski Team
C. 412-689-0172 O. 412-336-1600

06/16/2026

PA Probate | Day 7

The 3-Month Trick Most PA Executors Have No Idea Exists

While you technically have 9 months to file a Pennsylvania inheritance tax return, the state offers a literal 5% discount if you make a prepayment within the first 3 months.

On a home or a sizable estate, that 5% keeps thousands of dollars out of the Department of Revenue’s hands and puts it right back with the heirs where it belongs.

This is exactly why timing is everything when you're handling estate real estate—and why letting a house sit vacant can end up costing the family much more than just the monthly utility bills.

Disclaimer: I am a Realtor, not an accountant or an estate attorney! Always verify your specific tax numbers and liabilities with your legal team.

06/15/2026

PA Probate | Day 6: Navigating the Inventory & Clean-Out Phase

Inherited homes are full of memories, and for many executors, that makes the "clean-out" phase feel less like a project and more like a heavy emotional burden. 🏚️📦

When you’re feeling paralyzed by the sheer volume of items, my best advice is to stop thinking like a mover and start thinking like an archivist. You aren't just clearing a house; you are curating a history.

To keep the estate moving toward the sale without getting overwhelmed, I recommend the 3-Pile System:

1️⃣ Heirlooms & Keepsakes: Items specifically for the beneficiaries to claim.
2️⃣ Items for Sale: Assets with market value to be liquidated.
3️⃣ Donate or Discard: Items that aren’t serving the estate's goals.

Your goal as an executor is to get the home "market-ready." You don’t have to do it alone, but you do need to keep the process moving.
What is the biggest challenge you’re facing with your estate clean-out right now? Are you local to Pennsylvania? Let me know in the comments below—I’m here to help you navigate it. 👇

Disclaimer: I am a licensed real estate professional with Coldwell Banker
, not an estate attorney. Please check with your legal counsel regarding specific tax implications or requirements for your court-mandated inventory.

06/10/2026

You just received your short certificate. Before you tackle the mountain of estate paperwork, one of your very first practical duties as an executor is checking on the physical property itself.

In Day 5 of "The Truth About PA Estates & Probate," we look at two immediate, boots-on-the-ground steps to consider the moment you take charge to help safeguard the home's value. 🏡✨

🔻 WHAT WE COVER TODAY:

0:00 - A First Physical Step for an Executor
0:15 - Step 1: Securing the Perimeter (Managing physical access)
0:35 - Step 2: The Vacant Property Insurance Question
0:50 - Practical steps to keep the estate property secure

💡 The Insurance Factor: It's important to remember that homes sitting empty can face different coverage terms under various homeowners policies. Your best move is to contact the estate's insurance carrier immediately, let them know the property is currently vacant, and ask them directly if you need to transition to an estate or vacant home policy to keep the property fully protected.

🏡 Ashley Bittinger Pugliesi, REALTOR® | The Jordan Jankowski Team
🏢 Coldwell Banker Realty
📞 Office: 412-336-1600
📱 Cell: 412-689-0172
📧 Email: [email protected]
(Licensed Realtor in Pennsylvania)

06/08/2026

Day 4 of 30: Real Talk on Estates & Probate 📄🏠

Yesterday we covered the major hurdles that can freeze an estate sale. Today, we’re talking about your legal passport to move past them: The Short Certificate.

When you’re navigating a probate real estate transaction in Pennsylvania, simply showing up with a copy of the Will isn't enough. Buyers, title companies, and financial institutions need concrete, court-issued proof that you have the authority to act on behalf of the estate.

That proof is your Short Certificate, issued by the Register of Wills.

⚠️ The Real Estate Catch: Timing is everything. Most title companies will not accept a Short Certificate that is more than 60 days old. If you are getting ready to list or close on an estate property, you need to ensure your paperwork is fresh, or you'll face unnecessary delays at the closing table.

If you are trying to untangle the probate process and want a copy of my plain-English probate guide, drop a comment with the word GUIDE or shoot me a DM! 📲

06/08/2026

Day 3 of 30: Real Talk on Estates & Probate 🔑

The legal paperwork is only half the battle. Here is where the real estate side hits a wall. 🛑

We are on Day 3 of my 30-day Pennsylvania Probate roadmap, and we need to talk about the three most common transaction hurdles that can slam the brakes on an estate sale if you aren't prepared.

When you are navigating probate, clear lanes matter. While your estate attorney handles the crucial court filings and legal proceedings, my focus as a Realtor is strictly on driving the real estate transaction mechanics.

From a transaction standpoint, these three hidden landmines will stop your sale right in its tracks:

👥 1. The Co-Executor Trap

If a will names multiple siblings or family members as co-executors, you are entirely dependent on total agreement. Every single person has to sign the listing agreement and the deed. One rogue executor can freeze the entire process. Until everyone agrees on price, terms, and timelines, nothing moves forward.

💼 2. Unexpected Liens & Claims

It's common to discover that back taxes, unpaid medical debt, or old lines of credit have attached to the property. This only becomes a major hurdle when there isn't enough equity in the estate to cover those debts. If that happens, the sale hits a wall until the estate attorney can go back to court and get explicit clearance to sell the house.

📍 3. The Out-of-State Lag

The vast majority of executors I partner with live completely out of state. Trying to navigate a vacant property transaction while you are states away is a logistical nightmare. The quick fix is partnering with a local Realtor who can serve as your trusted professional on the ground, handling the transaction logistics so you don't have to keep flying back and forth.
Probate real estate is all about clearing the path before you officially list the house on the market.

💬 Want to stay ahead of these delays?

Comment GUIDE below or send me a direct message, and I’ll send you a free copy of my plain-English Probate Guide in Pennsylvania right to your inbox!

06/06/2026

Day 2 of 30: Real Talk on PA Estates & Probate 🔑

One of the biggest misconceptions about inheriting a property is that the entire court process has to wrap up before you can sell the real estate. 🛑

The short answer? No, you do not have to wait.

In Pennsylvania, full estate administration can routinely take a year or more to finalize. If families were forced to wait for the final distribution of assets just to list a home, properties would sit vacant and deteriorating for months.

Here is how the timeline actually works:

The Legal Green Light: The moment the county Register of Wills issues official Letters Testamentary (if there is a will) or Letters of Administration (if there isn't), the named representative holds the immediate legal authority to act.

Going to Market: With those letters in hand, you can legally sign a listing contract, market the property, and execute a deed at a standard closing.

The Proceeds: The financial proceeds from the sale simply flow directly into a secure estate bank account to handle inheritance taxes, outstanding debts, and final distributions to the heirs later down the road.

Navigating an estate transaction can feel overwhelming, but knowing the actual legal framework prevents costly delays and protects the asset.

👉 Are you currently navigating an estate property in Southwestern Pennsylvania? Drop your questions in the comments below, or save this post for when you need it.

06/04/2026

Day 1 of 30: Real Talk on PA Estates & Probate 🔑

I’ve helped many families sell a late relative's home in Pennsylvania, and almost everyone makes the exact same mistake. They assume that because they have the keys and the will in hand, they are ready to sign a deed and list the property.

But under PA law, the estate is completely locked until the court formally grants you the legal authority to sell. Holding a piece of paper or a set of keys doesn't mean you have the legal right to transfer the title yet.

Navigating the court system while navigating deep grief is an incredibly heavy burden to carry.

To make it easier, I built a plain-English roadmap specifically for local executors and heirs. No complicated legal jargon—just a clear, step-by-step guide on what actually happens next so you can protect your family's equity.

💬 Want a copy? Comment "GUIDE" below (or send me a DM) and I’ll send the roadmap straight to your inbox. Be sure to follow along for the next 29 days as we break down the reality of navigating PA real estate.

®

03/12/2026

🏡 Today’s Top News & What It Means for the Real Estate Market

Here’s a quick breakdown of the biggest headlines today and how they could impact buyers, sellers, and the housing market 👇

📉 Mortgage Rates Around ~6%
Mortgage rates are hovering around the low 6% range again. Even small changes in rates can significantly affect buyer purchasing power. When rates dip, buyers tend to jump back into the market quickly.

📈 Home Sales Are Rising
Existing home sales increased in February, beating expectations. This is an early signal that the spring housing market could be stronger than the past couple of years, especially if rates stabilize.

🏠 Inventory Still Tight
Housing supply remains limited nationwide. In many markets, there are still fewer homes available than buyers looking to purchase. That continues to support home values and keeps competition strong.

🌍 Global Events Could Affect Housing
Rising energy prices and global geopolitical tensions could impact inflation. If inflation rises, mortgage rates could follow. That’s something economists are watching closely.

📊 Early Signs of a Housing Recovery
Market indicators suggest we may be entering a more balanced housing market in 2026—more transactions, steady price growth, and slightly improved buyer affordability.

🔎 What This Means Locally
In more affordable markets like Pittsburgh, housing tends to remain resilient even when rates fluctuate. Demand for homes here has stayed strong compared to many higher-priced markets.

💡 Bottom Line
The spring market is showing signs of life. Buyers are returning, inventory is still limited, and opportunities remain strong for both buyers and sellers who are prepared.

If you’ve been thinking about buying or selling this year, now is a great time to start planning.

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