“What are my next steps?”
One page, plain English. Most families discover their situation is simpler than they feared — many inherited homes never need probate at all, and when probate is needed, the common kind is quiet paperwork, not a courtroom.
First: you may not need probate at all.
Arizona lets title pass automatically in several situations. Which one looks like yours?
The owner recorded a transfer-on-death deed while alive. Title passed to the named beneficiary automatically — recording the death certificate completes it. You likely already own the home and can sell today.
The successor trustee steps in and can sell or distribute under the trust's terms. No court involvement.
A surviving joint owner — including a spouse under community property with survivorship — takes full title automatically.
Arizona real property valued at $300,000 or less (assessed value): heirs may use a simple affidavit six months after death instead of full probate. Your attorney confirms if you qualify.
The three kinds of Arizona probate.
Filed with the court registrar — usually no hearing at all. A personal representative can be appointed in weeks. Typical start-to-finish: six to twelve months, with the house sale happening in the middle. Quiet paperwork, not a courtroom.
A judge resolves disputes — a contested will, unclear heirship, objections. Slower and more expensive, but it exists to protect everyone when the family isn't aligned.
The court oversees each step, including approving the sale. Uncommon — and when it applies, we coordinate the court-order timing with your attorney and the title company.
Your next steps, in order.
The deed answers whether you're in the no-probate lane. We can pull the county record for you in minutes — free, no obligation.
One free conversation and we'll map your lane. Here's what most families don't know: straightforward informal probates often don't require hiring an attorney — a certified legal document preparer on our team's network can handle the court paperwork at a fraction of the cost. When an estate genuinely needs a lawyer (disputes, unclear heirship), we'll say so plainly and introduce you to probate counsel we trust. Either way, you leave the call knowing your path.
Letters of Appointment are your proof of authority; the title company will ask for them. No Letters yet = no listing agreement yet, and that's normal.
Locks, insurance carrier notified (vacant homes need the policy adjusted), utilities on, mail forwarded, contents photographed. Our guide has the full checklist.
What the home is worth as-is, and renovated — free, in writing, within 24 hours. Even if the family won't decide for months, the estate should know what it owns. It also protects the PR: a documented record that the estate pursued fair value.
Sell as-is fast, renovate first (we coordinate local contractors; the estate funds the work), or list in full. Every heir watches the file in a private portal, and a designated broker reviews every document.
Not sure which situation is yours?
One call. We'll pull the county record, tell you what the deed says, map your lane — attorney, document preparer, or no probate at all — and send the Two Numbers. Free.
This page is education, not legal advice — statutes cited for reference (A.R.S. Title 14; §§ 33-405, 33-431, 14-3971). Probate questions belong with your attorney; we handle the property side. Verify current affidavit thresholds with counsel. Not a solicitation of properties listed with another brokerage.