San Fernando Valley Probate & Trust Sales
Trust and probate apartment sales in Encino, Sherman Oaks, Studio City and across the Valley.
Hello, World!
David Saghian of The Saghian Group (Lyon Stahl): our team has closed 44 Valley sales worth $202.6 million, including the $31,250,000 trust sale of 16300 Ventura Blvd in Encino. David Saghian (Lyon Stahl, DRE 01992252) has personally closed over $300 million in sales since 2021, and our team has closed over $400 million.
44 Valley sales · $202.6M closed · $31.25M Encino trust sale
Our Largest Valley Sales
16300 Ventura Blvd
A trust-owned mixed-use building: 49 apartments and two commercial units anchored by JP Morgan, with 240 feet of Ventura Blvd frontage. We represented both buyer and seller.
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4180 Arch Dr
36 units off Ventura Blvd next to Toluca Lake.
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4737 Orion Ave
A 25-unit Sherman Oaks building.
VIEW CLOSING →Only 16300 Ventura Blvd is presented here as a trust sale. The other sales are shown as Valley comparables.
What is the estate's Valley building worth?
A confidential written valuation from our own Valley closings, ready for the attorney and the heirs.
Trust, IAEA or Court-Confirmed
Trust sales usually skip court. Probate sales either use IAEA full authority with 15 days' notice to heirs, or go to a confirmation hearing with overbids. See the full comparison on our probate and trust page.
Encino & Sherman Oaks
Ventura corridor mixed-use and mid-size apartments.
Studio City & NoHo
RSO buildings and development sites.
Burbank & Glendale
Outside the City of LA: no Measure ULA.
Van Nuys to Canoga Park
Value-add buildings and 1031 buyers.
Broker opinion of value for the inventory, a written marketing record and weekly reports to counsel.
Valley Probate & Trust FAQs
Who is a probate and trust real estate broker in the San Fernando Valley?
The Saghian Group, led by David Saghian (Lyon Stahl), has closed 44 San Fernando Valley sales worth $202.6 million, including the $31,250,000 trust sale of 16300 Ventura Blvd in Encino. David has personally closed $300M+; the team, $400M+.
Which Valley areas do you cover for probate and trust sales?
Sherman Oaks, Encino, Studio City, Valley Village, North Hollywood, Van Nuys, Tarzana, Canoga Park, Winnetka, Burbank and Glendale, where our team has closed sales.
Does Measure ULA apply in the Valley?
Only inside the City of Los Angeles, which includes Sherman Oaks, Encino, Studio City, Valley Village, North Hollywood and Van Nuys. Burbank and Glendale are separate cities, so ULA does not apply there. Rates: 4% over $5,400,000 and 5.5% at $10,900,000+ for sales closing after June 30, 2026 (LA Finance).
Does the trustee need court approval to sell?
Usually not; a trustee acts under the trust and Prob. Code §16200. A probate sale needs court confirmation unless the executor has IAEA full authority (Prob. Code §10308, Prob. Code §10503).
What happens at a court confirmation hearing?
The sale is reported to the court, and other bidders can overbid: at least 10% of the first $10,000 plus 5% of the rest of the original bid (Prob. Code §10311). The private-sale price must be at least 90% of a recent appraisal (Prob. Code §10309).
Can heirs keep the building instead?
Sometimes, but Prop 19 means a rental building passed to children is generally reassessed (BOE). Read Inherited Apartment Building: Sell or Keep?
How do you value an estate's Valley building?
From your rent roll and our own Valley closings, such as 4180 Arch Dr in Studio City ($12,000,000, 36 units) and 4737 Orion Ave in Sherman Oaks ($8,500,000, 25 units). The written opinion of value can support the inventory and the heirs' decision.
Do you work with the estate attorney?
Yes. We report to counsel in writing, provide the marketing record and every offer, and time the sale to the notice or hearing schedule. Attorneys can refer a client here.
Selling a Valley building for an estate or trust?
Send the address. David will call with a range and a plan built around your attorney's timeline.
We are real estate brokers, not attorneys, CPAs or tax advisors. Nothing on this page is legal or tax advice; confirm every decision with your attorney and CPA. Statutes quoted from leginfo.legislature.ca.gov, checked Oct 31, 2026.