Behind the Sale: 18 St. James Ct, Orinda
A Probate Real Estate Story of Simplicity, Service, and Speed
Not every home sale begins with excitement or fresh plans for the future. Some start quietly, with a phone call from an attorney. That was the case with 18 St. James Court in Orinda—a home that had seen better days and now sat in disrepair, untouched and filled with the belongings of a life recently ended.
The Situation
The homeowner had passed away unexpectedly—without a will, without a trust, and without any close family nearby. His only surviving relative was his brother James, who lives in East San Diego. When it became clear that the estate would go through probate, James turned to John McGrath, a well-respected probate attorney in Walnut Creek, to handle the legal process.
The Call
John McGrath reached out to me directly. He knew that selling a home in probate—especially one in poor condition—requires a very specific approach. The house needed to be sold as-is, with personal property still scattered throughout the interior and exterior, and with minimal involvement from the family. James made it clear: he didn’t want to be burdened with decisions, cleanup, or repairs. “Find someone who’ll buy it as-is,” he said, “I don’t want to waste time managing this.”
My Role
This is exactly the kind of situation I specialize in. I stepped in to take over:
- Evaluated the property and provided a realistic assessment of its as-is value.
- Photographed and documented the condition for investor and contractor buyers.
- Tapped into my network of contractors, flippers, and investor-buyers who actively seek probate opportunities in Orinda and Lamorinda communities.
- Handled everything on-site, from securing the property to managing access for prospective buyers—James never had to travel or get involved.
One unique challenge was dealing with the Moraga-Orinda Fire District (MOFD) compliance requirements. Normally, the seller is responsible for clearing brush, removing fire hazards, and passing MOFD’s fire safety inspection prior to closing. Given the estate’s as-is nature and the family’s hands-off stance, I negotiated with the buyer to take full responsibility for all fire compliance items post-closing—saving the estate time, effort, and money.
The Result
Within a short period, we identified a qualified buyer—an experienced investor who saw the potential and was willing to purchase the home with all contents left behind, and assume responsibility for MOFD compliance. The transaction was smooth, all-cash, and closed quickly, satisfying both the probate attorney and James, who was grateful not to have been dragged into the logistics.
Why It Matters
Cases like this show the value of having the right team in place during probate. Whether it’s a home in pristine shape or one that hasn’t been touched in years, I provide turnkey solutions that lift the burden off families and attorneys alike.
If you’re an attorney, fiduciary, or surviving family member navigating a similar situation, I’m here to help you move from uncertainty to resolution—quickly, respectfully, and professionally.