How fast can you list a guardianship or conservatorship property?

In many matters we can list within seventy two hours of receiving authority, safe access, and a preliminary title report. For time sensitive files, we prioritize valuation, access coordination, and investor options so you can present a clear path to the court.

What documentation do you provide for court or attorney review?

We prepare concise, factual summaries that can be dropped directly into your report to the court. This can include valuation support, marketing recommendations, access notes, cleanup and repair updates, offer terms, and key timeline milestones.

Can you sell a guardianship property as is?

Yes. We frequently place vetted investor buyers who purchase properties in any condition, which is often best when there are hazards, heavy cleanup needs, limited access, or strict deadlines.

What if the property has little or no equity?

When equity is limited we look at buyer contributions, structured closing costs, short sale approvals, or investor terms. Each option is presented clearly and executed subject to court approval and lender or counterparty cooperation.

How are legal and fiduciary fees paid at closing?

When permissible, approved legal and fiduciary fees are shown on the settlement statement and paid directly from escrow. In low equity files we may structure buyer contributions or investor terms to support fee payment, subject to court approval.

How do you handle uncooperative tenants, occupants, or squatters?

We coordinate lawful access plans and documentation in close communication with you and counsel, including notices, scheduled entries, safety protocols, and cash for keys when appropriate. When access remains constrained, we work with investors who can purchase with occupants in place.

Can you manage cleanup, hazards, or unsafe living conditions?

Yes. We coordinate hoarding cleanup, debris removal, biohazard remediation, mold mitigation, pest control, and safety repairs through affiliated vendors, with full documentation for your file and the court.

What valuation options do you offer for court directed sales?

We coordinate appraisals, broker price opinions, and comparative market analyses. When required, we target five business day appraisal delivery and provide valuation summaries that explain pricing recommendations for court review.

Will purchase contracts meet the court requirements in my jurisdiction?

Yes. We align contracts and addenda with required court language, notice periods, overbid procedures when applicable, and confirmation steps to reduce rework, prevent delays, and protect the record.

Do you work with trustees and successor trustees as well as guardians?

Yes. We regularly assist trustees handling bankruptcy sales, liquidation requirements, and complex title or lien situations, using the same documentation driven approach we bring to guardianship and conservatorship matters.

Can you help when the property needs repairs before it can be sold?

When authorized, we scope targeted repairs, safety improvements, and limited make ready work that support either retail listings or investor sales. If repairs are not feasible, we focus on placing a qualified as is investor.

Do you provide regular updates that I can add to my court report?

Yes. We provide clear weekly status updates that outline marketing progress, buyer activity, access issues, cleanup or repair work, and next steps, written so you can attach them directly to your court report.

Court-Appointed Guardianship & Trustee Real Estate Execution

Structured property sales for court-directed decisions across Washington state

When a guardianship, conservatorship, or trust requires the sale of real property, we manage access, condition, valuation, buyer placement, and closing coordination to reduce risk and prevent delays. You retain authority over the case while we handle the real estate work that ensures a compliant, well documented, and timely closing.

Discuss a Court-Directed Sale

Close-up of a bronze balance scale with the background blurred.

Who We Serve

We work with attorneys and court-appointed professionals across Seattle and Washington state, including:

⚖ Professional guardians and conservators

⚖ Elder law and probate counsel

⚖ Fiduciaries acting under court authority

⚖ Court-appointed trustees and successor trustees

⚖ Agencies managing property under guardianship or trust orders

Most of our work comes through repeat relationships and referrals. Guardians bring us the order and authority. We execute the sale in a way that protects the record and the individual.

Two Clear Paths for Guardian-Directed Sales

Every guardianship/property file fits into one of two tracks. We help you determine the right one and execute accordingly.

Retail Listing: Maximum Exposure and Market Value

For matters where time, access, and condition support a full market launch, a retail listing creates the widest buyer pool and often delivers the strongest financial outcome for the protected individual.

We manage the complete process, including:

⌂ Property preparation guidance based on condition and budget
⌂ Coordinating minor repairs or safety improvements when approved
⌂ Professional photography and compliant marketing
⌂ Managing showings, buyer screening, and communication
⌂ Navigating offers, timelines, and required court approvals
⌂ Overseeing inspections, appraisals, and closing milestones

A retail approach is best when the property can be safely accessed, presented to the market without hazard, and marketed within the time allowed by the order. It maximizes exposure while still adhering to all court requirements and documentation standards.

A family arriving at home carrying boxes, with two young girls running inside with one holding a box and the other pulling a box on a leash, while parents stand at the door smiling.

As-Is Investor Sale: Fastest Path to Resolution

Best when:

✓ The property is unsafe, inaccessible, or heavily damaged

✓ Financing is unlikely due to condition

✓ The guardian needs certainty and speed

✓ Deadlines imposed by the court or third parties restrict marketing

We manage:

⌂ Vetted investor placement

⌂ Minimal-contingency timelines

⌂ Occupant coordination

⌂ Hazard cleanup

⌂ Documented as-is condition reporting

⌂ Closing logistics designed for court review

Both paths include full lien resolution, title and escrow coordination, and settlement statement alignment so approved fees appear for payment at closing.

Person handing over keys to another person in an indoor setting.

CASE STUDY

Rapid “Cash for Keys” Resolution: SeaTac Guardianship Case

A cluttered kitchen with wooden cabinets, a window above the sink, and a refrigerator on the right. The counter and table are messy with various items, and the floor has scattered objects.

Snapshot

We removed squatters, negotiated a cash-for-keys agreement, secured the property, and closed an as-is cash sale that covered all fees at closing.

Seller Net: $148,000

All closing fees paid from proceeds

The Challenge

A court-appointed guardian needed to quickly liquidate a SeaTac property that presented immediate legal and financial exposure. The house was occupied by squatters, unsecured, and encumbered by a reverse mortgage and attorney fees creating a volatile situation for the estate.

Ongoing liability for an estate while occupants remain on the property.
Escalating expenses (mortgage interest, attorney fees, potential property damage).
Potential delays and reputational risk if mishandled.

How We Helped

1. Immediate Securing & Documentation

Within 24 hours we removed occupants, boarded access points, and documented condition for legal records.

2. Negotiated Cash-for-Keys

Handled communications and negotiated a peaceful $2,000 cash-for-keys agreement with no sheriff involvement, no escalation.

3. Coordinated with Counsel & Mortgage Holder

Worked directly with the guardian’s attorney and reverse mortgage servicer to ensure a clean title transfer at closing.

4. Closed As-Is, Cash, No Contingencies

Delivered a fast closing that covered fees and allowed the guardian to settle the estate without out-of-pocket expenses.

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Clear intake and authority review

Retail or as-is investor execution based on the file

Coordination of access, occupants, cleanup, and repairs

Concise status updates suitable for the court record

Court-aligned valuation and pricing strategy

Lien, utility, and title issue resolution

Escrow coordination and settlement statement alignment

What Partnership Looks Like

We act as an extension of your practice for the real estate portion of the file. Our role is to remove bottlenecks, manage risk, and deliver a clean closing that supports case resolution. You can expect:

Approved legal fees are reflected on the settlement statement and paid at closing whenever permissible, subject to court approval and case specifics.

Discuss a Court-Directed Sale

What You Can Expect From Us

Our affiliated contractors handle everything from emergency stabilization to targeted repairs to full market-ready preparation.

Precision. Documentation. Zero surprises.

Guardianship and trustee files require more than a standard real estate transaction. They demand transparent reporting, strict adherence to court rules, and documentation that stands up under review. We build every action around those needs.

Guaranteed Fee Reflection on the Settlement Statement

Approved legal and fiduciary fees are shown on the settlement statement and paid directly from escrow whenever permissible.

Negotiated buyer contributions and closing cost structures
As-is investor purchases to shorten timelines
Lender-approved short-sale terms with documented disbursements

All arrangements subject to court approval and case conditions.

Immediate Cleanup, Access, and Make-Ready Support

We resolve the issues that typically bottleneck guardianship and trustee files so properties can be valued, accessed, and sold without delay.

Lien and utility resolution
Code violations and city fines
Hoarding cleanup and debris removal
Hazardous waste, biohazard, or paraphernalia removal
Mold, infestation, and unsafe conditions
Property access for valuation, inspections, and buyers

We Remove the Bottlenecks That Stall Files

Court-directed sales often fail due to condition, access, or safety. We address those issues directly.

Hazards and Biohazard

If the property is unsafe or unsanitary, we handle it. Our team is equipped to address the most challenging conditions, ensuring the property is ready for sale.

Our affiliated vendors remediate:

Biohazards (bodily fluids, medical waste)

Human and animal waste

Hoarding and extreme debris

Structural hazards

Mold or moisture damage

Pest infestations

Drug paraphernalia

Tenants and Occupants

We regularly work on properties with difficult access issues. Our approach balances efficiency with legal compliance.

Our approach includes:

Lawful access plans coordinated with counsel

Notices prepared and delivered in compliance

Documented communication trails

Cash-for-keys coordination when appropriate

Investor purchase options that allow occupants to remain through closing if needed

Escrow, Contract, and Compliance Support

Our team ensures contracts and timelines comply with court requirements.

Required court language and addenda

Confirmation timelines

Inspection and contingency control

Buyer management

Notice and overbid procedures (when applicable)

Verification of funds

Payoff statements and lien releases

Weekly summaries for the case file

Appraisal, Valuation, and Pricing Strategy

For court-required valuations, we coordinate comprehensive pricing analysis to support defensible court presentations.

Present defensible, well-documented pricing during court review

Five business day appraisal delivery

Comparative market analysis (CMA)

Broker price opinions (BPOs)

Renovation vs. as-is scenarios

Market timing strategies

Ready to Move Your Court-Directed Sale Forward?

When a legal matter depends on selling real property, the right execution partner makes the difference. Russell Real Estate Group works alongside attorneys, guardians, trustees, and fiduciaries to move property sales forward efficiently, compliantly, and with full documentation.

Whether the property is distressed, occupied, tied to bankruptcy, or subject to a court order, we step in to manage the real estate so you can stay focused on the case.

Court-Appointed Guardianship And Trustee Real Estate FAQ

Answers to common questions from professional guardians, conservators, trustees, and fiduciaries about court-directed property sales in Seattle and across Washington state.

How fast can you list a guardianship or conservatorship property

In many matters we can list within seventy two hours of receiving authority, safe access, and a preliminary title report. For time sensitive files, we prioritize valuation, access coordination, and investor options so you can present a clear path to the court.
What documentation do you provide for court or attorney review

We prepare concise, factual summaries that can be dropped directly into your report to the court. This can include valuation support, marketing recommendations, access notes, cleanup and repair updates, offer terms, and key timeline milestones so the real estate file is easy to review.
Can you sell a guardianship property as is

Yes. We frequently place vetted investor buyers who purchase properties in any condition. An as is path is often best when there are hazards, heavy cleanup needs, limited access, or strict deadlines imposed by the court or third parties.
What if the property has little or no equity

When equity is limited we look at buyer contributions, structured closing costs, short sale approvals, or investor terms. Each option is presented in a clear format for you and your counsel, then executed subject to court approval and lender or counterparty cooperation.
How are legal and fiduciary fees paid at closing

When permissible, approved legal and fiduciary fees are shown on the settlement statement and paid directly from escrow. In low equity files we may structure buyer contributions or investor terms to support fee payment, always subject to court approval and case conditions.
How do you handle uncooperative tenants occupants or squatters

We coordinate lawful access plans and documentation in close communication with you and counsel. This can include notices, scheduled entries, safety protocols, and cash for keys when appropriate. When access remains constrained, we use investors who are prepared to purchase with occupants in place.
Can you manage cleanup hazards or unsafe living conditions

Yes. We coordinate hoarding cleanup, heavy debris removal, biohazard remediation, mold mitigation, pest control, and safety repairs through affiliated vendors. Every step is documented with invoices and summaries so you can show that the property was handled responsibly.
What valuation options do you offer for court directed sales

We coordinate appraisals, broker price opinions, and comparative market analyses. When the file requires it, we target five business day appraisal delivery. We also provide valuation summaries that explain pricing recommendations in a way that is easy for the court to follow.
Will purchase contracts meet the court requirements in my jurisdiction

Yes. We align contracts and addenda with required court language, notice periods, overbid procedures when applicable, and confirmation steps. The goal is to reduce rework, avoid post approval surprises, and protect the record for you and your counsel.
Do you work with trustees and successor trustees as well as guardians

Yes. We regularly assist trustees handling Chapter 7 and Chapter 13 bankruptcy sales, liquidation requirements, and complex title or lien situations. The same disciplined, documentation forward approach applies to trustee matters as it does to guardianship and conservatorship sales.
Can you help when the property needs repairs before it can be sold

Yes. When authorized, we scope targeted repairs, safety improvements, and limited make ready work that supports either a retail listing or an investor sale. If repairs are not feasible, we adjust strategy and place an as is investor to keep the file moving.
Do you provide regular updates that I can add to my court report

Yes. We provide clear weekly status updates that outline marketing progress, buyer activity, access issues, cleanup or repair work, and next steps. They are written so you can attach them directly to your report or case file with minimal editing.