LA Probate AI is Southern California's trusted resource for understanding probate real estate — from court timelines to family decisions. Learn from 25+ years of real-world experience.
Toni Patillo
Broker Associate · eXp Realty
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Whether you're an executor, heir, or family member — we break down California's probate process so you can make confident, informed decisions.
In-depth articles covering every step of California's probate process, from filing to closing.
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When a homeowner passes away, the insurance does not automatically transfer to heirs. Here is how California's 2026 insurance market, FAIR Plan rules, and vacancy clauses affect inherited homes, plus the checklist every LA executor needs.
New data from the Judicial Council's 2026 Court Statistics Report shows LA County handles 28.7% of all California probate filings. Here is what the backlog means for families and executors.
The estate tax sunset never happened. The federal exemption is now $15 million in 2026, and California has no state estate tax. Here is what LA families inheriting a home need to know.
Can one sibling force the sale of an inherited home? California's partition process and AB 2245's 2023 buyout protections decide the answer. Here is how appraisal, the 45-day buyout election, and the sale work for co-owning families in Los Angeles.
During probate, the family home belongs to the estate, not to any single heir. Here is how California law handles possession, use-and-occupancy rent, insurance, and the Proposition 19 clock in LA County.
When you inherit a property with tenants in Los Angeles, the lease survives the owner, rent control rules apply, and you cannot evict just because someone died. Here is what executors and heirs need to know.
Two major California probate laws took effect in 2026 — AB 1521 and AB 565 — changing notice requirements and trust administration rules for every executor in Los Angeles County.
California's Proposition 19 changed the rules on property tax reassessment for inherited homes. Here's what LA families need to know about the principal residence requirement, the one-year deadline, and the exclusion cap.
From petition to close — a comprehensive guide to selling probate real estate in LA County, including IAEA authority, court confirmation, and California's new AB 2016 thresholds.
From missing deadlines to emotional decision-making, these common missteps can cost families time, money, and peace of mind.
Deep-dive conversations about probate real estate, market trends, and the stories behind the properties. New episodes regularly.
Broker Associate · Certified Probate Specialist
With 25+ years of real estate experience and over 1,100 homes sold, Toni Patillo has built her career on helping families navigate some of life's most complex transitions. As one of the world's first 42 AI Certified Agents of KREM, she combines cutting-edge technology with deep probate expertise.
"As I continue expanding my AI-forward real estate advisory work, I am focusing deeply on helping people navigate complex property decisions with clarity, strategy, and care."
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When you've moved past the research phase and need expert help with a probate property, Toni is here. Book a free consultation or reach out directly.
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(310) 497-7053Office
2603 Camino Ramon, Suite 200Toni serves families in the Los Angeles area and across Southern California with probate, trust, estate, divorce, downsizing, senior transition, and inherited property guidance.
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