Probate Agent Real Estate Services

Probate Agent Real Estate Services Probate, Trust & Conservatorship Real Estate Brokerage - Serving all 9 Central Bay Area Counties.

Andrew De Vries, MBA - Founder & Licensed California Real Estate Broker: I bring more than 30 years of professional sales and marketing experience to my clients’ real estate needs, and have a consistent track record of producing outstanding sales for clients throughout the Bay Area. I regularly advise clients on tenancy-in-common, condominium-conversion and investment-property strategies. In addit

ion, I regularly advise families, attorneys and professional fiduciaries on how to sell probate, estate and trust properties for the highest value. My 800+ property sales in probate, estate, trust and conservatorship include “court-confirmed” probate and trust sales in all major Bay Area counties. As many of these fiduciary clients reside outside of the Bay Area, I provide a turn-key property service to meet their needs. I am the #1 Seller of Probate, Trust and Conservatorship properties in the Bay Area for more than a decade. One of the top 100 realtors in California and the San Francisco Bay Area, according to Real Trends. Among the top 25 Berkshire Hathaway Agents by sales volume in the entire United States. Since 2005, one of the Top-50 San Francisco Bay Area realtors based on total number of properties sold annually, according to the local Multiple Listing Service
In addition to a thriving sales business, to continue to gain knowledge for my clients, I have personally completed a condominium conversion project, a 2000 Sq Ft garage addition project, and own and manage cash-flow positive multi-unit investment properties in San Francisco and Sonoma Counties. Business and Industry Education:

I earned a Master of Business Administration (MBA) with honors from the University of San Francisco

Licensed California Real Estate Broker ( #01368031)

California Professional Fiduciary License ( #544) to better service clients operating in a fiduciary capacity

In addition to deep knowledge of San Francisco, the Peninsula (San Mateo and Santa Clara Counties) and Marin, Sonoma, and Napa Counties (where I own multi-unit investment properties and sell a large volume of real estate), I am intimately familiar with the unique neighborhoods of Alameda and Contra Costa Counties, where I grew up and also sell a large volume of real estate.

09/01/2026

What’s Trash—and What’s Treasure? How should a fiduciary handle personal property during a probate or trust sale?

When administering an estate, trust, or conservatorship, sometimes the real estate is the easy part.

The harder question is what to do with everything inside it.

After decades in a home, a fiduciary may be faced with furniture, artwork, jewelry, collectibles, family photographs, important records—and rooms full of ordinary household belongings.

What should be kept? What should be appraised? How should belongings be divided fairly among beneficiaries? When does storage make sense? And what should happen to everything that’s left?

In this video, I share the practical approach we’ve developed through helping family and professional fiduciaries with probate, trust, and conservatorship real estate throughout the San Francisco Bay Area.

I cover:

• Using the will or trust to guide decisions
• Identifying items that may warrant professional appraisal
• Fairly distributing personal property among beneficiaries
• Avoiding unnecessary storage costs and delays
• Deciding what should be sold, donated, recycled, or discarded
• Our five-tier estate cleanout system

Having a structured process can help reduce family conflict, control costs, preserve estate value, and keep the administration moving forward.

If you’re a professional fiduciary, family fiduciary, or estate planning attorney in the San Francisco Bay Area, I hope you find this discussion useful.

▶️ Watch the video:
https://youtu.be/MaOiS4GZnk8

ProbateAgent.com

JUST SOLD | San Jose/Willow Glen Eichler Trust Property$1,868,000 | Multiple Offers | All Cash | Approximately 3-Week Cl...
08/31/2026

JUST SOLD | San Jose/Willow Glen Eichler Trust Property

$1,868,000 | Multiple Offers | All Cash | Approximately 3-Week Close

Selling a long-term family home held in trust can involve much more than simply putting a property on the market.

2423 Booksin Avenue in San Jose was an authentic Joseph Eichler home that had been a longtime family residence and, more recently, a rental. A professional fiduciary was responsible for selling the property on behalf of multiple family trust beneficiaries.

Our work began well before the home went on the market.

I first assisted the fiduciary with the tenant transition, working in conjunction with an experienced attorney I recommended. Once the property was vacant, we evaluated what preparation would—and would not—make financial sense for the trust.

The home retained many of the original features Eichler buyers value, including its signature center atrium, post-and-beam construction, floor-to-ceiling glass, original mahogany paneling, radiant heat, and indoor-outdoor design. But it also had significant deferred maintenance and needed substantial updating.

Rather than extensively remodeling it, we developed a targeted preparation plan that preserved the home's authentic Eichler character while addressing the work needed to present it properly.

The work was completed by a licensed and insured contractor we know well and have vetted through prior projects, and I project-managed the entire process for the fiduciary—from developing the scope and coordinating the work through monitoring progress and preparing the home for market.

For a professional fiduciary, this can be especially valuable: a more controlled and accountable process that helps reduce unnecessary liability exposure while saving the fiduciary—and ultimately the trust—time, money, and stress.

We then completed comprehensive pre-sale disclosures, positioned the property for the broader San Jose, Silicon Valley, Eichler, and mid-century modern buyer markets, and listed it at $1,848,000.

The result: multiple competitive offers and an all-cash sale at $1,868,000—$20,000 over asking—with escrow closing in approximately three weeks.

This sale is a good reminder for professional fiduciaries, trustees, executors, conservators, and their attorneys:

Maximizing the value of an inherited property doesn't always mean remodeling it. It means understanding what buyers value, determining where the trust's money is best spent, carefully managing the preparation, and executing the right pricing and marketing strategy.

Andrew De Vries, MBA
Probate Agent Real Estate Services®
Defending Family and Professional Fiduciaries' Equity Since 2003

(415) 585-5200 | ProbateAgent.com

4 Bay Area Trust & Estate Properties Open This Weekend | Santa Rosa • San Francisco • Oakland • NewarkThis weekend, Prob...
08/28/2026

4 Bay Area Trust & Estate Properties Open This Weekend | Santa Rosa • San Francisco • Oakland • Newark

This weekend, Probate Agent Real Estate Services is showcasing four Trust and Estate residential properties across Santa Rosa, San Francisco, Oakland, and Newark.

360 Singing Brook Circle, Santa Rosa | $849,000
Sunday | 2:00–4:00 PM
Sought-after 3BD/2.5BA Annadel model in Oakmont offering approximately 2,188 sq. ft. of single-level living, expansive outdoor space, and an exceptional creekside golf course setting.

187 Upper Terrace, San Francisco | $2,699,000
Sunday | 2:00–4:00 PM
Rarely available 1915 Edwardian with Craftsman influences in Ashbury Heights, offering approximately 2,950 sq. ft. per public tax records, beautiful architectural character, multiple outdoor areas, a detached two-car garage, and varied outlooks across San Francisco and the Bay.

3631 Monterey Blvd., Oakland | $799,000
Saturday | 1:00–3:00 PM
Fresh 2BD/2BA 1940s Traditional in desirable Redwood Heights with period character, flexible multi-level living spaces, and an expansive backyard.

8605 Seawind Way, Newark | $1,069,000 — JUST PRICE REDUCED

Available by Appointment All Weekend
Beautifully maintained 2018 Lennar residence offering approximately 2,109 sq. ft. of contemporary, low-maintenance living in Newark’s Lighthouse community.
These properties are part of our ongoing work representing professional and family fiduciaries, trustees, executors, conservators, and families in Trust and Estate real estate sales throughout the greater San Francisco Bay Area.

For additional details, visit ProbateAgent.com or call 415-585-5200.

JUST LISTED SONOMA COUNTY TRUST SALE | Single-Level Annadel Model in Oakmont’s Singing Brook Neighborhood with Creekside...
08/28/2026

JUST LISTED SONOMA COUNTY TRUST SALE | Single-Level Annadel Model in Oakmont’s Singing Brook Neighborhood with Creekside Golf Course Setting

360 Singing Brook Circle, Santa Rosa
Offered at $849,000
Open Sunday | 2:00–4:00 PM
www.360SingingBrook.com

Just listed in Oakmont’s desirable Singing Brook neighborhood, this sought-after Annadel model offers approximately 2,188 sq. ft. of single-level living with 3 bedrooms, 2.5 bathrooms and an exceptional creekside golf course setting.

Mature oaks frame beautiful fairway, greenbelt and hillside outlooks, while an expansive rear deck provides an inviting setting for outdoor dining, entertaining and Sonoma County sunsets.

Inside, the spacious vaulted living room with fireplace adjoins a dining area opening directly to the deck. The home also features a generous kitchen with breakfast area, separate family room/den, spacious primary suite with deck access, and a flexible third bedroom with double doors that can also serve as a den, office or media room.

Carefully prepared for sale, the home is bright, clean and move-in ready, while offering the next owner the opportunity to thoughtfully personalize the kitchen and bathrooms over time.

Located near Oakmont’s East Recreation Center, residents enjoy golf, swimming, fitness, tennis, pickleball, clubs, classes and a wide variety of social and recreational activities in the heart of Sonoma County Wine Country.

View the complete property presentation, professional photography, Matterport 3D tour, floor plans, disclosures and additional property information:

www.360SingingBrook.com

For trustees, attorneys, professional fiduciaries and families, this property is another example of the planning, preparation and comprehensive marketing that can go into maximizing the value of trust and estate real estate for its beneficiaries.

Andrew De Vries, MBA
Probate Agent Real Estate Services®
Defending Family and Professional Fiduciaries’ Equity Since 2003
Over 1,000 Probate, Trust & Conservatorship Real Estate Transactions
(415) 585-5200
ProbateAgent.com

08/26/2026

Should an estate remodel an inherited home before selling it?

It’s a question I hear often from trustees, executors, administrators, conservators, and the estate planning attorneys who advise them.

In this new episode of Fiduciary Case Files, I share a real-world example from my work helping family and professional fiduciaries with probate, trust, and conservatorship real estate throughout the San Francisco Bay Area.

In this case, a family administrator was responsible for selling her parents’ longtime Silicon Valley home.

Everyone agreed they wanted to maximize the value of the estate. But they didn’t agree on how to do it.

One sibling, an experienced contractor, believed the family should undertake a major renovation before selling. The others wanted to sell the property, distribute the estate, and move forward.

That left the administrator with an important question:

Would spending substantial estate—or family—funds on a major remodel actually produce a better net result for the estate?

In the video, I explain the distinction I often make between a major renovation and what I call bringing a property to baseline—making it safe, clean, attractive, and move-in ready without trying to predict exactly what the next buyer will want.

I also discuss:

• Construction, financing, and carrying-cost risks
• The uncertainty of renovation ROI
• When targeted improvements may make more sense
• Balancing disagreements among beneficiaries
• Making a decision that is prudent, supportable, and defensible

In this case, we chose targeted market preparation rather than a major remodel, allowing buyers to see the home's potential while making their own decisions about future improvements.

The result was an excellent response from the marketplace.

The objective isn’t necessarily to create the nicest home on the block. It’s to maximize the estate’s net proceeds in a prudent and defensible manner.

If you’re a professional fiduciary, family fiduciary, or estate planning attorney in the San Francisco Bay Area, I hope you find this case study helpful.

Watch the new Fiduciary Case Files video below.

ProbateAgent.com

JUST LISTED TRUST SALE | Rarely Available 1915 Edwardian with Craftsman Influences in an Exceptional Ashbury Heights Set...
08/26/2026

JUST LISTED TRUST SALE | Rarely Available 1915 Edwardian with Craftsman Influences in an Exceptional Ashbury Heights Setting

187 Upper Terrace, San Francisco
Offered at $2,699,000
Open Sunday | 2:00–4:00 PM
www.187UpperTerrace.com

Rarely does a home of this scale, architectural character, and setting become available on Upper Terrace.

Set near the top of the hill in one of Ashbury Heights’ most distinctive residential enclaves, this substantial 1915 Edwardian residence with Craftsman influences comes to market for the first time in many years.

Approximately 2,950 sq. ft. per public tax records—and likely larger—the home features 4 bedrooms plus a versatile top-floor bonus room, 1.5 bathrooms, gracious formal living and dining rooms, a spacious lower-level family/recreation room, multiple outdoor areas, and a detached 2-car garage.

The home retains an exceptional collection of original architectural details, including hardwood floors, rich wood paneling and millwork, box-beam ceilings, built-in cabinetry, original doors and hardware, and two distinctive fireplaces.

Outside, a rear garden and substantial garage roof deck provide space for relaxing and entertaining. From different parts of the home are varied outlooks toward downtown San Francisco and the Bay, Twin Peaks and Sutro Tower, and west toward the ocean.

Retaining much of its vintage character and finishes, 187 Upper Terrace offers a compelling opportunity to thoughtfully update and personalize a substantial San Francisco period home while preserving the craftsmanship that makes it so distinctive.

See the complete property presentation, professional photography, Matterport 3D tour, floor plans, disclosures, and additional information:

www.187UpperTerrace.com

For trustees, executors, attorneys, and professional fiduciaries, this property is also a good example of the work that often takes place before a trust or estate property ever reaches the market—from determining the appropriate preparation and improvements to coordinating inspections and disclosures, establishing the right pricing strategy, and developing a comprehensive marketing campaign designed to maximize market exposure and value.

That process is ultimately about one thing: protecting and maximizing the equity entrusted to the fiduciary.

Andrew De Vries, MBA
Probate Agent Real Estate Services®
Defending Family and Professional Fiduciaries’ Equity Since 2003
Over 1,000 Probate, Trust & Conservatorship Real Estate Transactions
(415) 585-5200
ProbateAgent.com

08/25/2026

What a Night! Summer on the Bay — A Yacht Rock Experience

Last Friday, we had a terrific turnout of fiduciaries, attorneys, and other friends and colleagues from throughout the Bay Area for Summer on the Bay — A Yacht Rock Experience.

I had the pleasure of co-hosting the evening with Daniel Cutter of the Merrill Lynch Special Needs Team and Kevin Urbatsch of Urbatsch Law at the beautiful Urbatsch Law offices in Berkeley.

And what a good time everyone had.

We enjoyed paella, an oyster bar, signature cocktails, a Yacht Rock DJ, dancing, a photo booth, and plenty of great conversation. More importantly, it was a wonderful opportunity for so many of us who work together in the fiduciary, estate planning, and special needs communities to reconnect, make new connections, and simply enjoy each other’s company outside of our usual professional settings.

Here’s a quick look back at the evening and some of the people who made it so much fun.

A special thank you to Kevin Urbatsch for providing such a beautiful space for the event and to the entire Urbatsch Law team for helping make the evening possible, as well as to Daniel Cutter for being such a great co-host.

And most of all, thank you to everyone who joined us. Your enthusiasm, conversation, and willingness to hit the dance floor made the evening a memorable one.

We look forward to doing it again next year!

TRUST SALE SUCCESS | 3776 Cas Drive | San Jose40+ Years as a Rental. Multiple Offers. $131,000 Over Asking.This South Sa...
08/24/2026

TRUST SALE SUCCESS | 3776 Cas Drive | San Jose

40+ Years as a Rental. Multiple Offers. $131,000 Over Asking.

This South San Jose home had been held in a family trust and used as a tenant-occupied rental property for more than 40 years.

After four decades of rental use, the property was left in rough condition and required considerable attention before it was ready for the open market.

Working with the trustee, I developed and managed a targeted pre-sale preparation plan designed to improve the home's presentation and marketability without unnecessarily over-improving it.

The work included clean-up, fresh interior paint, new carpeting and other strategic improvements, followed by professional photography and a comprehensive pre-sale disclosure and inspection package.

We then listed the property at $749,000, using a pricing strategy designed to attract maximum buyer attention, generate strong showing activity and create competition.

The property received broad exposure throughout San Jose, Silicon Valley and the greater Bay Area through extensive online marketing, direct broker outreach, open houses, private showings and ongoing follow-up with interested buyers and their agents.

The result: multiple competitive offers and an all-cash sale at $880,000 — $131,000 over asking — with a successful closing in approximately three weeks.

For family trustees, professional fiduciaries, executors, administrators, conservators and the attorneys who advise them, long-held rental properties can present unique challenges.

After decades of tenancy, the key is determining what work will actually improve marketability and value, where money should not be spent, how to position the property, and how to fully expose it to the marketplace.

For a fiduciary, maximizing value is important — but so is having a well-documented process demonstrating that the property was properly prepared, broadly marketed and professionally managed on behalf of the trust and its beneficiaries.

3776 Cas Drive is a great example of what that approach can accomplish.

Andrew De Vries, MBA
Probate Agent Real Estate Services®

Defending Family and Professional Fiduciaries' Equity Since 2003

Over 1,000 Probate, Trust & Conservatorship Real Estate Transactions

(415) 585-5200
ProbateAgent.com

Here’s What Clients Are Saying About Andrew De Vries and Probate Agent Real Estate Services® in the 3rd Quarter of 2026I...
08/24/2026

Here’s What Clients Are Saying About Andrew De Vries and Probate Agent Real Estate Services® in the 3rd Quarter of 2026

I’m always grateful when the fiduciaries, attorneys, trustees and families I work with take the time to share their experience.

This recent five-star Google review followed the successful sale of 14 Marin Street in San Rafael:

“Andrew is an excellent choice for probate/trust real estate! As a professional Property Manager, Andrew picked up a listing from my company from another state because of his approach. We were able to put the property in his capable hands with the utmost confidence in the results, and could not have been more pleased with the outcome. Even navigating complicated situations, Andrew was always a trusted advocate for us. I would recommend highly!”

— A. Greene, Arizona-Based Professional Fiduciary Company, Trustee Seller of 14 Marin Street, San Rafael for $1,200,000

Probate and trust properties often involve much more than simply putting a property on the market. Property condition, tenants, fiduciary responsibilities, preparation, pricing, marketing and other complications can all affect both the process and the ultimate result.

My job is to help fiduciaries navigate those issues, reduce the burden of the real estate process and create the market exposure and competitive environment necessary to maximize the result for the trust or estate.

If you are a trustee, executor, administrator, professional fiduciary or attorney dealing with a probate or trust property anywhere in the San Francisco Bay Area, I’m always available to discuss how I can help.

Andrew De Vries, MBA
Probate Agent Real Estate Services®
Defending Family and Professional Fiduciaries' Equity Since 2003
Over 1,000 Probate, Trust & Conservatorship Real Estate Transactions
(415) 585-5200 | ProbateAgent.com

Probate Agent Real Estate Services Upcoming Weekend Open HousesWe invite you to attend three upcoming open houses featur...
08/21/2026

Probate Agent Real Estate Services Upcoming Weekend Open Houses

We invite you to attend three upcoming open houses featuring exceptional probate and trust residential opportunities across the Bay Area this weekend.

Sunday Open House | Rarely Available Ashbury Heights Edwardian with Craftsman Influences

• Address: 187 Upper Terrace, San Francisco
• Price: Offered at $2,699,000
• Date & Time: Sunday, August 23 | 2:00 – 4:00 PM

Rarely available near the top of Upper Terrace in Ashbury Heights, this substantial 4BD/1.5BA 1915 Edwardian residence with Craftsman influences comes to market for the first time in many years. Offering approximately 2,950 sq. ft. per public tax records, the home features exceptional architectural character, generous living spaces, multiple outdoor areas, a detached two-car garage, and varied outlooks across San Francisco and the Bay.

Saturday Open House | Classic Redwood Heights Traditional with Flexible Living Spaces

• Address: 3631 Monterey Blvd, Oakland
• Price: Offered at $799,000
• Date & Time: Saturday, August 22 | 1:00 – 3:00 PM

Located in Oakland’s desirable Redwood Heights neighborhood near the Upper Laurel, this fresh 2BA/2BA 1940s Traditional 2BD/2BA split-level combines period character, generous living spaces, a flexible multi-level floor plan, and an expansive backyard in a convenient residential setting.

Sunday Open House | Contemporary Lennar Home in Newark’s Lighthouse Community

• Address: 8605 Seawind Way, Newark
• Price: Offered at $1,149,000
• Date & Time: Sunday, August 23 | 2:00 – 4:00 PM

Built by Lennar in 2018, this beautifully maintained 4BD/3.5 residence offers approximately 2,109 sq. ft. of contemporary, low-maintenance living in Newark’s desirable Lighthouse community.

For buyers, families, and investors, these open houses offer an opportunity to explore distinctive residential properties across San Francisco and Alameda Counties.

For professional and family fiduciaries and estate planning attorneys, these listings reflect our experience, compliance-driven ex*****on, strategic marketing, and broad market exposure across trust and estate-related real estate sales.

For additional details and an overview of our fiduciary-specific real estate services, please call Andrew at 415-585-5200 and visit www.ProbateAgent.com.

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