A COMMITMENT TO CLARITY & SUPPORT THROUGHOUT YOUR PROBATE PROCESS
Losing a loved one is difficult, and handling probate responsibilities on top of that can feel overwhelming. I understand the emotional and practical challenges families face after a passing, and I am committed to guiding you with patience, clarity, and compassion. My goal is to reduce your stress, simplify the process, and help you make confident decisions at every step.
As a Certified Probate Real Estate Specialist (CPRES), I provide expert support to executors and families who need to sell property during probate. I help you understand the current Pennsylvania real estate market, ensure all legal and procedural requirements are met, and manage every stage of the transaction so you can focus on your family and responsibilities.
A CPRES is trained specifically in the sale of probate properties, including understanding how court supervised sales work, how to sell property held in a trust or conservatorship, and how to navigate Pennsylvania’s probate rules for real estate. This specialized knowledge ensures you receive professional guidance that protects your interests and keeps your probate timeline on track.
From the first conversation to the final closing, I support you through every detail of the real estate process. I can help connect you with trusted service providers, including clean out crews, estate liquidators, appraisers, contractors, and professionals who can help organize and prepare the property. My goal is to streamline the sale, maximize the value of the home, and reduce your workload during an already challenging time.
If you need knowledgeable, compassionate support for selling probate real estate in Pennsylvania, I am here to help you move forward with confidence.
What Clients say about Joe
“Joe Thomas has been an invaluable resource, as a Certified Probate Real Estate Specialist, with assisting my law firm in handling the administration of decedent’s estates, including the purchase and sale of the decedent’s real estate. Joe is very skilled at customer service/client management, on both the buyer’s and seller’s side of the real estate transactions, as well as communicating with the probate office. I look forward to continuing to work with him in the future.”
Brian F. Levine, Esquire
A Real Estate Agent Your Attorney Will Value & Appreciate
Your attorney and your CPRES real estate agent are your most important resources to lead, guide, and protect you as a probate executor. I personally meet with your attorney to review all purchase offer contracts that come in on the property held in the probate estate. Most agents do not do this, but it is important to me to make sure that your attorney and I are aligned so that they know I am doing my part to lead, guide and protect you.
Making Things Easier For You As A Probate Executor
Handling probate comes with many responsibilities, and finding the right professionals to help can be time-consuming and stressful. My goal is to remove that burden. By giving you access to a trusted network of top service providers, you avoid the hassle of searching, interviewing, and worrying about the quality of service during an already difficult time.
This network has been built over many years and includes specialists who understand the unique demands of Pennsylvania probate. Along with helping you navigate common probate challenges, I can connect you with reliable, vetted professionals who can support you through every stage of the process. These services may include:
Trusted Service Providers Available to Support Your Probate Needs
I can connect you with experienced professionals who understand the complexities of Pennsylvania probate, estate administration, and real estate preparation. These services can help you save time, reduce stress, and keep the estate on track:
Estate cleanout and property clearance services for removing personal belongings, organizing items, and preparing the home for listing
Licensed contractors and handyman services for repairs, safety updates, and property maintenance
Estate liquidators and personal property appraisers who can accurately value and sell household items, antiques, vehicles, and collections
Certified real estate appraisers for probate-required valuations and date-of-death appraisals
Professional photographers and staging experts to help present the home in its best condition for buyers
Estate attorneys and probate law partners for legal questions, filings, and court guidance
Financial advisors and tax professionals for inheritance tax reporting, estate accounting, and IRS compliance
Landscaping and property preservation specialists to maintain curb appeal and protect vacant homes
Moving and storage services for families needing to relocate or store personal property
Title and escrow professionals experienced in probate transfers and property title issues
Probate Attorney
A probate attorney plays a critical role in helping executors navigate the legal steps of settling a Pennsylvania estate. Whether the decedent died with a will (testate) or without one (intestate), an attorney ensures assets are distributed correctly, debts and taxes are handled properly, and all filings with the Register of Wills and Orphans Court are completed on time. When retirement accounts, bank accounts, real estate, or complex family situations are involved, a probate attorney provides essential guidance, protects the executor’s legal responsibilities, and helps the estate move forward smoothly and efficiently.
Probate Attorney
A probate attorney plays a critical role in helping executors navigate the legal steps of settling a Pennsylvania estate. Whether the decedent died with a will (testate) or without one (intestate), an attorney ensures assets are distributed correctly, debts and taxes are handled properly, and all filings with the Register of Wills and Orphans Court are completed on time. When retirement accounts, bank accounts, real estate, or complex family situations are involved, a probate attorney provides essential guidance, protects the executor’s legal responsibilities, and helps the estate move forward smoothly and efficiently.
CPRES Real Estate Agent
Selling a home is already a major undertaking, and combining it with the probate process can feel overwhelming. A Certified Probate Real Estate Specialist (CPRES) is specially trained to handle real estate transactions that occur during probate. CPRES agents understand how Pennsylvania probate works, how property is sold under court supervision, when court confirmation is required, and what rules apply to transferring real estate during estate administration. Their expertise helps executors avoid delays, reduce stress, and complete the sale with confidence and compliance.
CPRES Real Estate Agent
Selling a home is already a major undertaking, and combining it with the probate process can feel overwhelming. A Certified Probate Real Estate Specialist (CPRES) is specially trained to handle real estate transactions that occur during probate. CPRES agents understand how Pennsylvania probate works, how property is sold under court supervision, when court confirmation is required, and what rules apply to transferring real estate during estate administration. Their expertise helps executors avoid delays, reduce stress, and complete the sale with confidence and compliance.
Accountants, CPAs, and Tax Attorneys
Accountants, CPAs, and tax attorneys play an essential role in settling the financial and tax responsibilities of a Pennsylvania estate. These professionals help executors prepare the decedent’s final tax return, determine whether any estate or inheritance taxes are owed, and ensure that retirement accounts, investments, and other financial assets are distributed correctly. Because executors can be held personally responsible for unpaid taxes, working with qualified tax professionals helps protect you from liability and ensures that all local, state, and federal tax obligations are handled accurately and on time.
Accountants, CPAs, and Tax Attorneys
Accountants, CPAs, and tax attorneys play an essential role in settling the financial and tax responsibilities of a Pennsylvania estate. These professionals help executors prepare the decedent’s final tax return, determine whether any estate or inheritance taxes are owed, and ensure that retirement accounts, investments, and other financial assets are distributed correctly. Because executors can be held personally responsible for unpaid taxes, working with qualified tax professionals helps protect you from liability and ensures that all local, state, and federal tax obligations are handled accurately and on time.
Appraisal, Liquidation and Property Care
Executors often need accurate valuations, efficient property cleanout services, and reliable home maintenance while preparing a Pennsylvania estate for sale. A Certified Probate Real Estate Specialist (CPRES) can coordinate the trusted professionals you need, helping you save time and avoid service delays. Key services include:
Real Estate Opinion of Value Letter: Often requested by accountants, this establishes the home’s value at the time of passing. Also known as a Probate Comparative Market Analysis (PCMA), it should be completed by a qualified CPRES agent.
Licensed Real Estate Appraiser: Provides a full, certified appraisal required for tax filings, estate accounting, and property sale decisions.
Personal Property Appraiser: Values household items, collectibles, artwork, jewelry, and other personal belongings for estate inventory and tax reporting.
Personal Property Estate Liquidator: Manages the sale, donation, or disposal of the decedent’s personal property, helping families clear the home quickly and efficiently.
Property Care and Support Services: From handymen and electricians to roofers, plumbers, landscapers, pest control providers, and property managers, your CPRES agent can connect you with reliable professionals to maintain or prepare the home during probate.
Appraisal, Liquidation and Property Care
Executors often need accurate valuations, efficient property cleanout services, and reliable home maintenance while preparing a Pennsylvania estate for sale. A Certified Probate Real Estate Specialist (CPRES) can coordinate the trusted professionals you need, helping you save time and avoid service delays. Key services include:
Real Estate Opinion of Value Letter: Often requested by accountants, this establishes the home’s value at the time of passing. Also known as a Probate Comparative Market Analysis (PCMA), it should be completed by a qualified CPRES agent.
Licensed Real Estate Appraiser: Provides a full, certified appraisal required for tax filings, estate accounting, and property sale decisions.
Personal Property Appraiser: Values household items, collectibles, artwork, jewelry, and other personal belongings for estate inventory and tax reporting.
Personal Property Estate Liquidator: Manages the sale, donation, or disposal of the decedent’s personal property, helping families clear the home quickly and efficiently.
Property Care and Support Services: From handymen and electricians to roofers, plumbers, landscapers, pest control providers, and property managers, your CPRES agent can connect you with reliable professionals to maintain or prepare the home during probate.
Clear, Compassionate Answers for Pennsylvania Executors Handling Probate Real Estate
What does a Certified Probate Real Estate Specialist (CPRES) do?
A CPRES helps executors and families navigate the unique requirements of selling a property during probate. This includes explaining Pennsylvania probate rules, coordinating timelines with attorneys, preparing the home for sale, and ensuring all legal, tax, and administrative steps are completed correctly. A CPRES helps reduce stress, prevent delays, and protect the estate’s interests.
Do I need a probate attorney before selling a home in probate?
While not always mandatory, working with a probate attorney is strongly recommended. An attorney ensures the estate follows Pennsylvania law, handles required filings with the Register of Wills and Orphans’ Court, assists with inheritance tax requirements, and ensures the executor is protected from legal and financial liability during the real estate sale.
How long does it take to sell a home during the probate process?
The timeline depends on whether the estate has a valid will, how quickly the court issues Letters Testamentary or Letters of Administration, the condition of the property, and whether court confirmation is required. Most Pennsylvania probate property sales take 2–6 months, but a CPRES helps expedite prep work, vendor coordination, and listing steps.
Can the estate sell the home before probate is complete?
The home can be prepared, cleaned out, inspected, and even marketed early, but the estate generally cannot close the sale until the executor receives legal authority (through Letters Testamentary or Letters of Administration). Your CPRES will guide you through what can - and cannot - be done before court approval.
What happens if the property needs repairs or cleanout before selling?
Your CPRES can connect you with trusted service providers including estate cleanout teams, liquidators, appraisers, handymen, contractors, landscapers, and property care specialists. These vendors help prepare the home quickly and professionally so it sells for maximum value.
Who pays for repairs, cleanout, and other property services?
Estate-related expenses are typically paid from estate funds, not from the executor’s personal finances. A CPRES helps you prioritize which services are necessary, obtain fair pricing, and coordinate with your attorney or accountant to ensure proper reimbursement.
How do I know what the property is worth for probate?
Executors usually need a Probate Comparative Market Analysis (PCMA) or a licensed appraisal to determine the date-of-death value. Your CPRES can provide an Opinion of Value Letter, coordinate a certified appraisal, and ensure the valuation meets Pennsylvania probate and tax requirements.
What is the difference between a PCMA and a full appraisal?
A PCMA provides an estimated value based on market data and is often used for initial planning or tax discussions. A full appraisal is performed by a licensed appraiser and provides an official, court-ready valuation that may be required for inheritance tax filings, estate accounting, and sale decisions.
Can the executor be held personally responsible for mistakes during probate?
Yes. Executors can be personally liable for unpaid taxes, mishandled funds, improper distributions, and failures to follow Pennsylvania law. This is why having the right team—including a CPRES, probate attorney, accountant, and appraiser—is essential for protecting yourself and the estate.
What if the heirs disagree about selling the home?
Disagreements among heirs are common in probate. A CPRES helps facilitate communication, provides objective market data, and works alongside your probate attorney to keep the process transparent and fair. In some cases, Pennsylvania’s Orphans’ Court may need to resolve disputes.
Does Pennsylvania require court confirmation for probate sales?
Some probate sales require court confirmation - especially if the property is sold below market value or if there are objections from heirs. A CPRES helps you understand whether court approval applies and ensures all documents, timelines, and disclosures are handled correctly.
What services can you help coordinate for the estate?
You have access to a large, vetted network of Pennsylvania probate-friendly professionals, including:
-Cleanout and estate liquidation services
-Licensed appraisers and personal property appraisers
-Contractors, electricians, plumbers, roofers, and property managers
-Landscapers and preservation specialists for vacant homes
-Stagers, photographers, and home prep teams
-Probate attorneys, CPAs, and tax advisors
-Title and escrow professionals specializing in probate transfers
This saves you time and reduces stress by ensuring you only work with reliable, experienced vendors.
Can you help if I live out of state but need to handle probate in Pennsylvania?
Yes. Many executors live out of state. A CPRES can coordinate local service providers, manage property access, oversee repairs and cleanouts, and communicate directly with your attorney to keep the estate on track—without requiring you to be physically present.
What should I do first if a loved one passed away and probate hasn’t started yet?
The first steps are to:
-Locate the will (if there is one)
-Contact a probate attorney
-Secure the property and valuables
-Obtain death certificates
-Avoid throwing items away until inventory and legal steps are discussed
Your CPRES can guide you through the process before the estate is officially opened.
How do I get help or schedule a consultation?
You can contact Joe Thomas directly at 215-452-9415 or email for a private consultation. There is no cost to discuss your situation, understand your options, or learn how a CPRES can help guide you through the Pennsylvania probate real estate process.
