Homes sold to settle an estate, found and delivered weekly
Estate and probate homes are some of the most interesting listings in Metro Vancouver — often long-held houses in original condition, sold on the estate's timeline rather than the market's. They're also scattered and easy to miss. Every week, Reggie picks out the estate and probate listings worth knowing about and explains what to check before pursuing one, plus a free plain-English guide to how these sales actually work in BC.
Page last reviewed and updated: July 24, 2026
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What is a probate sale in BC?
A probate sale is the sale of a home by a deceased person's estate. The executor lists and sells the property much like a normal sale — but title usually can't transfer until the Supreme Court of British Columbia issues a grant of probate confirming the executor's authority, so homes are often listed and sold "subject to probate."
- The legal framework: estates in BC are administered under the Wills, Estates and Succession Act. The grant of probate is the court's confirmation that the will is valid and the executor may deal with the estate's property.
- Typical timelines (2026): once a straightforward application is filed, the probate registry commonly takes about 4–8 weeks to issue the grant; from date of death, a simple estate commonly takes 3–6 months end to end. Complex or contested estates take longer. BC's Land Title Office generally won't register a transfer before the grant issues.
- Probate fees: under BC's Probate Fee Act, the estate pays no fee on the first $25,000 of value, roughly 0.6% on value between $25,000 and $50,000, and roughly 1.4% above $50,000 (plus a $200 filing fee for estates over $25,000). These are paid by the estate — not by the buyer of an estate home.
- What it means for buyers: "subject to probate" listings let you lock in an accepted offer early, while completion waits for the grant. The extra patience required thins out the competition — part of why estate homes can offer real value.
Why estate sales are different
Priced to settle
Executors answer to beneficiaries who usually want a clean, timely sale — not months of chasing a record price. Realistic pricing is common. Automatic bargains are not.
Often original condition
Many estate homes were held for decades. Dated kitchens and deferred maintenance scare off most buyers — and hide the value for the ones who can read a building.
Little or no disclosure
An executor who never lived in the home often can't complete a Property Disclosure Statement. Your inspection — and a trained eye — carry more weight than usual.
Probate sets the clock
Title usually can't transfer until the court issues the grant of probate, which takes months. "Subject to probate" deals reward patient buyers — and thin out the competition.
How this works
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Watch the market weekly
Every week: estate and probate sale homes across Metro Vancouver, with a plain one-line read on each.
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See something interesting? Reply to any email. Reggie will tell you what the condition really means, what a fix costs, and how to structure a subject-to-probate offer.
Reggie MacIntosh
People-focused. Design-driven. Solution-oriented.
Estate homes are usually sold with little or no disclosure, in whatever condition decades of ownership left behind. That's exactly where Reggie works differently. As a REALTOR® with an architecture background and years of designing, renovating, and building homes, he brings a trained eye to every estate listing: what's cosmetic, what's structural, what a fix really costs, and what the home could become.
On a dated house with no disclosure statement, that judgment is the difference between buying character and inheriting problems. Learn more at reggiemacintosh.com.
Common questions
- What is a probate sale in BC?
- The sale of a home by a deceased person's estate. The executor lists and sells much like a normal sale, but title usually can't transfer until the Supreme Court issues the grant of probate — so homes are often listed "subject to probate."
- How long does probate take in BC?
- Once a straightforward application is filed, the registry commonly takes about 4–8 weeks to issue the grant; from date of death, a simple estate commonly takes 3–6 months end to end. Complex or contested estates take longer.
- What are probate fees in BC?
- Under the Probate Fee Act: no fee on the first $25,000 of estate value, roughly 0.6% between $25,000 and $50,000, and roughly 1.4% above $50,000, plus a $200 filing fee for estates over $25,000. The estate pays these — not the buyer.
- Are estate sales really cheaper?
- Sometimes, and for understandable reasons: executors usually price to sell within the estate's timeline, and long-held homes often show their age. But it's not automatic — some estate homes sell at full market value. The guide explains how to judge whether a specific listing is worth a closer look, and Reggie can tell you why a price is what it is.
- Is a probate sale the same as a foreclosure?
- No, and the differences favour the buyer. A court-ordered (foreclosure) sale is forced by a lender and supervised by a judge: as-is, no cooling-off period, and rival bids at the courthouse. A probate sale is a normal sale by the estate's executor. There's no hearing where you can be outbid, BC's home buyer rescission period still applies, and normal subjects are on the table. The quirks are about timing and disclosure, not a courtroom. (Interested in foreclosures too? See courtorderedsales.ca.)
- Why does probate change the timeline?
- BC's Land Title Office generally won't register the transfer until the Supreme Court issues the grant of probate — typically a matter of months from application. Estate homes are often listed "subject to probate": you can have an accepted offer early, but completion waits for the grant. Fewer buyers have that patience, which is part of the opportunity.
- What does this cost?
- Nothing. The weekly list and guide are free. If you eventually buy a home with Reggie as your agent, he is paid the standard buyer-agent commission from the transaction, like any purchase.
