Selling an Estate Property in Washington State: What Executors Need to Know
Real Estate, Refined by 25 Years of Experience
Managing an estate is never simple, especially when real property is involved. As a Personal Representative (executor) in Washington State, you are responsible for handling one of the estate’s largest assets and ensuring it is sold in a way that honors your loved one’s legacy while meeting legal and financial requirements.
Having dealt with many estate sales throughout my career, and personally managing multiple for my own family, I know how emotional and complex this process can be. With the right strategy, clear communication, and local expertise, you can move through each step with confidence and care.
1. Confirm Your Legal Authority to Sell
In Washington, you cannot sell an estate property until you have been officially appointed by the Superior Court as the Personal Representative through Letters Testamentary (when there is a will) or Letters of Administration (when there is not).
Once appointed, you have the authority to act on behalf of the estate, including signing the listing agreement, managing expenses, and completing the sale, as outlined under RCW 11.48, which defines the powers and duties of a Personal Representative.
Your attorney will confirm whether the estate is under court intervention or non-intervention authority (most are non-intervention), which determines how much oversight you will have from the court during the sale process.
💡 At The Corwin Group, we coordinate directly with title, escrow, and legal counsel when needed to ensure every required document is in order before the listing process begins.
2. Determine the Property’s Value as of the Date of Death
An Estate Evaluation (also called a “Date-of-Death Valuation”) differs from a standard Comparative Market Analysis (CMA).
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A CMA estimates value based on current market conditions.
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An Estate Evaluation establishes value as of the date of death. This is the number your attorney or CPA will use for probate filings, tax reporting, or estate accounting.
This written valuation includes comparable sales and market data specific to that timeframe and location. It is a critical first step to ensure accuracy and compliance.
🗝️ This is one of the steps where The Corwin Group assists by providing free, no-obligation Estate Evaluations for executors, attorneys, and families navigating the probate process.
3. Review Title and Estate-Specific Documentation
Before listing, review the property’s title report to confirm ownership and identify any liens or encumbrances.
Common issues in Washington estate sales include:
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Outdated vesting (for example, title still showing both spouses)
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Unreleased deeds of trust or liens
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HOA dues or assessments not yet paid
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Boundary or access easements not recorded properly
Your title company and real estate broker can coordinate early to ensure a smooth closing later.
💡 At The Corwin Group, we review title reports at the start of every estate listing to identify and address potential issues before they affect the sale timeline. This includes collecting and providing necessary estate documents to the title company in advance so they can confirm who has the legal authority to sell and ensure all records are properly updated before closing.
4. Understand Seller Disclosure Requirements (Form 17 Exemption)
In Washington State, most estate sales qualify for a Seller Disclosure (Form 17) exemption because the executor did not occupy the home.
However, you must still disclose any known material facts that could affect the buyer’s decision to purchase.
For example, if you know the roof leaked, the foundation was repaired, or the property has a septic issue, that information should still be shared.
This balance of transparency and protection helps prevent post-closing disputes and ensures a fair transaction for all parties.
🗝️ We help our clients navigate Form 17 exemptions and prepare clear, accurate disclosures that protect both the estate and future buyer.
5. Prepare the Property Thoughtfully
Estate homes often require additional coordination for cleaning, repairs, or updates.
Because every estate’s financial situation differs, strategy matters. Sometimes it makes sense to invest in updates, and other times the best move is to sell “as is.”
Focusing on the right improvements can make a meaningful difference without overextending the estate. Some of the most effective steps include:
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Cleaning and decluttering
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Basic maintenance or paint touch-ups
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Strategic staging or light furnishings
The goal is to present the home respectfully while aligning with the estate’s budget and timeline.
💡 Through our local network, we connect clients with trusted vendors when needed for cleaning, light updates, and staging, as well as Estate and Liquidation Sales Specialists who can manage on-site sales or coordinated cleanouts with care and transparency.
6. Coordinate with Escrow and Your Attorney
Once an offer is accepted, both the title and escrow companies will need copies of your Letters Testamentary/Administration (or trust documents, if applicable).
The title company uses these documents to verify who has legal authority to sell and to confirm how title should transfer. The escrow company will also need them to prepare signing instructions and closing documents.
These materials are typically provided early in the process when opening title, but if the buyer selects a different escrow company, the executor may need to resend them after mutual acceptance.
Earlier in the process, when we meet to discuss your estate sale needs, we’ll review important details such as how title is currently vested and what type of deed will be required for closing. Identifying those details in advance helps prevent delays and ensures everything is ready when the property goes under contract.
💡 We coordinate directly with both title and escrow to confirm authority early, provide necessary estate documentation, and ensure the correct deed and closing paperwork are prepared well in advance of signing.
7. Plan the Process and Seek Guidance Early
It is never too early to start planning. If you have recently been named as a Personal Representative or know that you will be handling an estate property, reaching out early can help save time, stress, and potential expense.
Having an experienced broker involved from the start ensures the process stays organized and compliant. Early coordination between an estate attorney, title company, and escrow can help prevent delays later and provide a clear roadmap for moving forward.
Even if you are not ready to list, an early consultation can help you understand options, evaluate next steps, and develop a strategy that aligns with the estate’s needs.
🗝️ Our early-stage consultations help executors map out timelines, prepare documentation, and plan a smooth sale process before the listing ever goes live.
Connecting You With Trusted Estate Professionals
Selling a home is only one part of settling an estate. Many families also need help with the personal side of the process, such as clearing belongings, coordinating donations, or managing an estate sale.
If you need referrals for experienced professionals, I can connect you with trusted local partners, including:
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Estate Attorneys who specialize in Washington probate and can guide you through court procedures and timelines.
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Estate Sale Coordinators or Liquidation Specialists who manage on-site sales or organize household contents with care and transparency.
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Cleanout and Donation Services for items that need to be removed, repurposed, or distributed to charitable organizations.
Having the right team in place ensures that every part of the process, from legal filings to property preparation, is handled efficiently and respectfully.
Why Experience Matters
Estate sales are not like traditional listings. They require precision, empathy, and an understanding of Washington’s probate process.
With real estate refined by 25 years of experience, I’ve supported numerous estate transactions throughout my real estate career and have personally managed several within my own family. Those experiences give me a firsthand understanding of the financial, legal, and emotional complexities involved in selling a loved one’s home.
My role is to handle the details so you can focus on what truly matters: closing this chapter with respect and peace of mind.
If you are managing an estate property and need guidance, reach out for a confidential consultation.
**Disclaimer: This information is provided for general informational purposes only and is deemed reliable but not guaranteed. Real estate and probate laws can change, and every estate situation is unique. Readers are encouraged to consult with a qualified Washington State attorney, accountant, or estate professional to confirm how these details apply to their specific circumstances.**
If you’re managing an estate property in Washington and need guidance, I’m here to help.
Contact Erin Corwin, Broker | The Corwin Group, to schedule a confidential consultation or request a complimentary Estate Evaluation.
📞 (206) 650-7390 | ✉️ [email protected] | 🌐 thecorwingroup.com
The Corwin Group | Seattle, Washington
Real Estate, Refined by 25 Years of Experience
