Many of the moves I handle begin in your office, not mine — an estate plan that finally gets funded, a trust administration with a house in it, a Prop 19 conversation that starts with a tax question. When that plan needs a real estate component, your client needs an agent who understands the assignment: execute cleanly, document everything, and stay in lane.
One email a quarter, written for advisors rather than consumers: what actually moved in coastal Orange County trust, probate and Prop 19 sales, where timelines slipped, and the filings that catch families out after closing.
Your details come to me and to my client system, Follow Up Boss. Nothing is shared or sold, and I never solicit your clients.
I'm a licensed California real estate agent and a Juris Doctor (J.D.) candidate. I don't provide legal or tax advice — and I'm deliberate about not blurring that line with your client. What the legal training does provide is fluency: I read the documents you produce, I understand why the vesting matters, and I flag issues to you rather than improvising around them.
A timeline map of the transaction against the client's Prop 19 window, trust administration schedule, or estate milestones; a valuation with prep options costed out (including fix-then-sell with no upfront cost to the estate, where appropriate); and a written plan you and the client both see.
Disclosures and transaction documents handled with a fiduciary-grade paper trail; vendor management for clean-outs, repairs, and staging on estate properties; communication in writing, so trustees and beneficiaries stay aligned and you stay informed at the level you choose.
A closing summary for your file, and the filings flagged — homeowners' exemption timing, base-year transfer claims — for the client to complete with the assessor and your guidance.
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No pressure, ever. The first conversation is analytical: their numbers, their window, whether a move even makes sense. Families in transition are frequently oversold by agents; the fastest way to lose your trust is to push your client. I don't.
Prop 19 Downsizing Blueprint
For 55+ clients preserving their tax base — the sell-first and buy-first timelines, plainly explained.
Intergenerational Transfer Guide
For inherited property — the move-in rule, the one-year window, and the keep / rent / sell decision.
Trustee & Executor Preparation Guide
The checklist a fiduciary needs before listing an estate home. Available on request — ask and I'll send it.
The Downsizer's 24-Month Timeline
A one-page visual of the Prop 19 clock — sell-first and buy-first, side by side.
Real estate execution. Listing, pricing, marketing, the replacement home search, offer negotiation, escrow coordination, and keeping the transaction calendar aligned with the Prop 19 timeline. She does not give legal or tax advice, does not opine on trust interpretation, and does not take probate litigation or contested heir matters. Those stay with you.
Because the benefit is claimed on a clock your client cannot restart. The sale of the original primary residence and the purchase or completed construction of the replacement have to fall within two years of each other, in either order, and the value allowance changes depending on which side of the sale the purchase lands on. A listing decision made without that calendar in view can quietly cost the transfer.
Yes, and it is often the better sequence for an older client who does not want to live through showings or move twice. The tradeoff is that the replacement may initially be assessed at full market value until the original sells and the claim is processed, so the carrying cost and financing need to be planned rather than discovered.
Title and trust structure before the listing strategy is set, not after. Whether the property is held in trust, how it is vested, whether a transfer is contemplated, and any restriction that would affect who can sign. Confirming that early prevents the escrow-week discovery that delays a close.
The client’s basis picture and any capital gains exposure, plus a view on whether the replacement price is likely to exceed the value allowance. She does not calculate tax. She makes sure the transaction structure does not contradict what you have already modeled.
A short call or an introduction email, then a timeline review with the client. She maps the sale window, the replacement search, the filing dependencies, and the decision points, and sends it back to you before anything is listed. If the plan does not need a real estate component yet, she says so.
The client files with the county assessor. The 55+ base year value transfer uses BOE-19-B, generally within three years of purchasing or completing the replacement. Intergenerational transfers use BOE-19-P for parent to child and BOE-19-G for grandparent to grandchild, generally within three years of death or transfer, or before a transfer to a third party. She tracks the deadlines and flags them. She does not prepare the filings.
Yes, on proactive administration where the trustee has authority and the parties are aligned. Preparation, valuation support, marketing, and a documented process a fiduciary can defend. Contested matters and court-supervised sales are outside what she takes on.
Then the search strategy changes, and it changes immediately. Off-market pursuit, contingency structure, and a realistic read on inventory in the target neighborhoods matter far more than list price optimization. The earlier you loop her in, the more room there is to work with.
Standard listing and buyer representation compensation, disclosed in writing to the client. She does not pay referral fees to attorneys, CPAs, or fiduciaries, and does not accept them for professional referrals, which keeps the relationship clean for everyone’s compliance obligations.
Tell me what you are looking at and I will come back within one business day with what it actually needs and a realistic timeline. No one contacts your client until you say so.
Please do not include anything privileged or any client identifier you would not put in an ordinary email. A name is not needed at this stage.
Refer a client for an unhurried Prop 19 timeline review, or ask for the quarterly Estate & Transition Briefing — a ten-minute read on what estate-held and downsizer inventory is doing in coastal Orange County.
Refer a Client or Schedule an Intro Call