Frank Lopez Broker Group Probate and Trust Real Estate Specialists
Real Experience, Real Results.
Frank Lopez Broker Group Probate and Trust Real Estate Specialists
Real Experience, Real Results.
Google Client REviews
We've earned one of the highest number of verified Google Five-Star Ratings. Click on Find out more
What People Are Saying
Grey Royston, Attorney
Grey Royston, Attorney
Grey Royston, Attorney
⭐ ⭐ ⭐ ⭐ ⭐
Frank is a total pro. I deal in probate as an administrator and have used Frank as one of my go to Realtors. If you’re lucky enough to have Frank as your Realtor you are in excellent hands!
Vanessia M
Grey Royston, Attorney
Grey Royston, Attorney
⭐ ⭐ ⭐ ⭐ ⭐
Frank is a true probate expert! He can absolutely guide you through the entire court and sales process with unmatched professionalism and make everything incredibly easy for you and your family. 5 stars! Thank you, Frank! You are the absolute best! Unmatched! :)
Enrique Vasquez
Grey Royston, Attorney
Enrique Vasquez
⭐ ⭐ ⭐ ⭐ ⭐
Frank is an authority in the probate sale process. Everytime I have a doubt about probates I know he is the guy to call.
Thank you Frank,
Sharon Meredith
Sharon Meredith
Enrique Vasquez
⭐ ⭐ ⭐ ⭐ ⭐
Frank came to our rescue in a very difficult time of our lives shortly after my mom passed away as we needed to get an after death appraisal for our family home. Frank is very punctual, well spoken, well dressed, very professional, and an absolute gem in real estate as a broker and an agent. Frank went above and way beyond any expectations of what an agent would do. He researched market values, researched clients, analyzed the best plan for our situation and answered every single call promptly for almost a year regarding any questions we had for getting the house ready for market and many other things regarding the various issues we had that was out of the normal in most real estate cases, but Frank never hesitated to help us with the complicated situation we were in.
Srikant Sistla
Sharon Meredith
Srikant Sistla
⭐ ⭐ ⭐ ⭐ ⭐
Frank is one of the rare agents who actually listens. He’s receptive, humble, and genuinely open to feedback — no ego, no fluff. He worked tirelessly through every stage of my home sale and was extremely hands-on with showings, pricing strategy, and communication. What separates him is his sense of timing: he knows exactly when to push and when to pull back, which is what gets deals closed in a tricky market. He’s not a talker — he’s a doer. If you want someone grounded, responsive, and effective, Frank delivers.
Maricela Smith
Sharon Meredith
Srikant Sistla
⭐ ⭐ ⭐ ⭐ ⭐
As a fellow realtor, I’ve had the privilege of collaborating with Frank, a true probate specialist. His expertise in probate-specific documentation and court procedures ensured the transaction progressed smoothly and efficiently. His communication was proactive and transparent, keeping all parties well informed. Perhaps most impressive was their empathy and professionalism: they treated the entire process with the respect it deserves, valuing both the human and legal sensitivities involved. From one realtor to another: if you’re seeking a probate specialist who combines legal-savvy, strong communication, negotiation strength, and a deeply client-centered approach—you can’t go wrong with Frank. I recommend him to anyone navigating the probate real estate process.
Maricela Ochoa
Maricela Ochoa
Maricela Ochoa
⭐ ⭐ ⭐ ⭐ ⭐
Frank is very professional and knowledgeable in Probate.
Amir Pirbhoy
Maricela Ochoa
Maricela Ochoa
⭐ ⭐ ⭐ ⭐ ⭐
Frank is a great agent and fiduciary to his clients. As a fellow agent it’s always better to have another pro at the other side of the deal!!
Eric York
Maricela Ochoa
Eric York
⭐ ⭐ ⭐ ⭐ ⭐
I recently worked with Frank to determine the value of my home, and I couldn’t be more impressed with his professionalism and expertise. Frank took the time to thoroughly assess my property and provided a detailed, accurate market analysis that helped me understand exactly where my home stands in today’s market.
What really stood out was his knowledge of the local area and ability to explain how recent sales and market trends impact my home’s value. Frank was incredibly approachable, answered all my questions, and made the entire process feel easy and informative.
If you’re looking for someone who is honest, knowledgeable, and genuinely helpful, I highly recommend reaching out to Frank.
Elia Sun
Michael Bivens
Eric York
⭐ ⭐ ⭐ ⭐ ⭐
Seller's review: " Best outcome " I picked Frank because his is a local broker, he has many years of experience and he came up a solid plan to sell my property. Everything went well.
Manuel Faccio
Michael Bivens
Michael Bivens
⭐ ⭐ ⭐ ⭐ ⭐
Excellent customer service and excellent human being.
Michael Bivens
Michael Bivens
Michael Bivens
⭐ ⭐ ⭐ ⭐ ⭐
Frank Lopez is a true professional and has been in the business for many years, He works hard on helping each of his clients reach their goal of obtaining the American dream of home ownership
Patricial Billings
Patricial Billings
Patricial Billings
⭐ ⭐ ⭐ ⭐ ⭐
I have worked with Frank Lopez and can recommend him 100%. You can not go wrong choosing him as your realtor. He is honest, extremely knowledgeable and reliable.
Paul Mao
Patricial Billings
Patricial Billings
⭐ ⭐ ⭐ ⭐ ⭐
Frank helped me like i am his close friend and with professionalism and knowledge. I would definitely work with him in the future and recommend him to anyone who needs real estate assistance.
George Butler
Patricial Billings
George Butler
⭐ ⭐ ⭐ ⭐ ⭐
When my mother in law passed away my wife was named administrator of her estate. We had no idea what was involved and selling her house was part of the probate process. On our initial meeting with Frank he took the time to explain each and every step involved in the process and put us at ease knowing that, with his assistance, w
⭐ ⭐ ⭐ ⭐ ⭐
When my mother in law passed away my wife was named administrator of her estate. We had no idea what was involved and selling her house was part of the probate process. On our initial meeting with Frank he took the time to explain each and every step involved in the process and put us at ease knowing that, with his assistance, we would be able to navigate the complicated process of selling the property through probate.
During this process Frank kept us updated on changes in a trending market, always explaining what our best options were.
We find Frank to be knowledgeable, courteous, prompt and well prepared putting the best interests of his clients first and foremost.
We enthusiastically endorse him.
George and Deborah Butler
Edwin Perez
Carlos Delgado
George Butler
⭐ ⭐ ⭐ ⭐ ⭐
I've Worked with Frank on several transactions. He is great to work with. he is very knowledgeable on the probate process as well as working with multi family properties. Definitely recommend him to anyone looking to work with an honest, responsible and efficient broker that will look out for your needs.
Bob James
Carlos Delgado
Carlos Delgado
⭐ ⭐ ⭐ ⭐ ⭐
Bright and experience. Frank actually knows what he’s doing. Great resource for all real estate especially estate issues.
Carlos Delgado
Carlos Delgado
Carlos Delgado
⭐ ⭐ ⭐ ⭐ ⭐
Frank Lopez is a very hands on type of broker and communicates very well with his clients. He is also a specialist with Probate type sales. I would highly recommend him and his team for all real estate services.
SERVICES
Probate and Trust Consultation
Considering the In Pro Per Approach?
Considering the In Pro Per Approach?
Dealing with a probate or trust sale can be overwhelming — and rarely is there just one person with questions. Whether you are a personal representative trying to understand your responsibilities, an heir navigating an unfamiliar process, or a family member who simply wants to know what comes next, we are here to help.
Frank Lopez brings 30+ years of experience in probate and trust real estate, and has guided countless families through one of the most complex — and often emotional — transactions they will ever face. From understanding court requirements and timelines to knowing what the property is worth and how to position it for sale, Frank provides clear, straightforward answers without the runaround.
Browse our library of probate and trust blog posts to get a solid foundation, or skip straight to the source and call Frank directly. There is no obligation — just honest information from someone who has been doing this for a long time.Dealing with a probate or trust can be confusing or stressful or both. And there is usually more than one party that wants answers. Check out our blog posts to get many of your questions answered. For a quicker response, call Frank directly.
Considering the In Pro Per Approach?
Considering the In Pro Per Approach?
Considering the In Pro Per Approach?
Some personal representatives choose to navigate the probate process without an attorney — a path known as In Pro Per. It is a legitimate option, and for some estates it can make sense. But it is not the right fit for every situation, and going in without a clear picture of what is involved can lead to costly delays or mistakes that are difficult to unwind.
Frank works directly with In Pro Per personal representatives on a regular basis and understands both the opportunities and the pitfalls of this approach. If you are considering handling the probate yourself, Frank can walk you through what the process actually looks like, what the court will require, where real estate fits into the timeline, and what questions you should be asking before you decide. No pressure, no sales pitch — just a candid conversation so you can make the most informed decision possible.
Attorney Referrals
Considering the In Pro Per Approach?
Attorney Referrals
If you are at the point where you know you need legal representation, finding the right probate attorney matters. Not every estate attorney handles probate regularly, and experience in this specific area of law makes a significant difference in how smoothly — and how quickly — the process moves.
Over the course of more than 25 years working exclusively in this space, Frank has built relationships with some of the most knowledgeable and respected probate attorneys in Los Angeles County. When a referral is the right next step, Frank can connect you with attorneys who specialize in probate and trust law, understand the local court system, and are accustomed to working alongside a real estate broker to keep the process moving forward efficiently.
Other Services
Real Estate Appraisal:
NO COST appraisal to determine the present value of real property.
We can also provide date of passing value to determine step-up value for tax purposes.
Title Review:
Free title evaluation to uncover any issues.
Uncover potential title issues, loans, liens, or tax deficiencies
REAL ESTATE SOLUTIONS THAT SELL
- 3D VIRTUAL TOUR https://www.la360vr.com/portfolio/highlight-reel/
- ARCHITECTURAL FLOOR PLAN
- VIRTUAL STAGING
- DEDICATED WEBSITE http://www.123mainstreet.com/
- LUXURY ADVERTISING
- INTERNATIONAL MARKETING
- HIGH-LEVEL NEGOTIATION
- FLOOR PLAN https://www.boxbrownie.com/gallery/floor-plan-redraws
FIX NOW, PAY WHEN YOU SELL
We can get your home looking like a model-home with $0 due until closing so you could sell faster and for more. From fresh paint and curb-appeal landscaping to a top to bottom remodel. With no money paid until closing.
Why Work With Us
Personalized service tailored to your unique needs.
Experienced professionals dedicated to your success.
Proven results that speak for themselves.
What Sellers Usually Don't Know When Selling Their Home
Home sellers are often completely unaware they can be sued after their home sells; this lack of knowledge makes the reality of a lawsuit even more devastating. After receiving a demand letter (asking for, on average, $54,000 in compensatory damages), sellers are left to fight a stressful and lengthy legal battle alone:
· Sellers are often frustrated when forced to deal with a property they’ve figuratively and literally moved on from
· Retainer fees for an attorney are easily up to $14,000, if not more
· Sellers often pull their agent into the lawsuit as part of their defense strategy, even if they don’t want to
Fortunately, we provide protection for sellers in the event of a home sale lawsuit. This means sellers can now enjoy peace of mind when it comes to their life and/or real estate business. Here’s how: Even if a seller does everything right—every box is checked, and every question thoroughly answered—they still may be sued.
That’s why we provide Home Sale Legal Protection™, offered through our agreement with Sellers Shield. It defends sellers if the buyer brings any legal action after the sale:
· Supports the seller from start to finish.
· Immediately assigns a local, qualified real estate attorney.
· AND pays the legal fees up to $20,000.00.
Gold Standard Disclosure Process™
Home Sale Legal Protection defends the sellers in the event of a lawsuit but also reduces the likelihood of a lawsuit from happening in the first place via the forms themselves. Because disclosure form errors are the #1 cause of home sale legal disputes, Seller Shield’s legal experts created a disclosure form process that helps sellers fill out forms as accurately and completely as possible:
· Examples, tips, and definitions reduce confusion.
· Expandable fields for detailed responses
· 100% complete & signed forms, every time
Bottom Line
One of the best ways to prevent lawsuits is to help home sellers become aware of the importance of accurate disclosures. However, it’s essential to remember that no matter how good a job you do, or how honest a seller may be, the reality is that lawsuits happen, and sellers deserve protection. With Home Sale Legal Protection™ sellers never have to go through the emotional and financial devastation of a lawsuit.
Broker, agent, why should I care?
Real estate agents are the backbone of the industry, accounting for around 80% of all realtors. However, after 5 years of experience, any agent can apply to become a broker, with the average agent having 8 years of experience under their belt. While passing the broker's exam is required, it's not the main reason agents don't become brokers. When a seller enters into a contract to sell their property, the contract is with the broker that the agent works for, meaning all agents must work under the supervision of a broker. This puts most of the responsibility for agreements, contracts, and potential disputes on the managing broker, taking some off the agent's shoulders.
However, there is a flaw in the system. The managing broker only reviews the transaction after it has closed, meaning there isn't much that can be done if something could have been handled differently. This is where working direclty with a broker comes into play. Brokers are better trained to protect their clients when it comes to agreements, contracts, and avoiding potential disputes. For example, Frank has been licensed as a broker for almost 30 years, making him an expert in the field.
Before you enter into an agreement with a real estate professional, it's important to ask them how long they've been in the business. If it's been over 5 years, consider asking them why they haven't become a broker yet. Becoming a broker is the next logical step to ensuring the best protection for their clients. So, if you want to ensure a smooth and successful real estate transaction, working with a broker may be the best choice for you.
Meet the Team
Frank Lopez, Senior Broker
Frank Lopez | Broker | Frank Lopez Broker Group at Century 21 Masters
With over 25 years of experience as a licensed California real estate broker (DRE #01041630), Frank Lopez has built one of the most trusted names in real estate across Covina, West Covina, and the greater San Gabriel Valley. A consistent Top 10% performer at Century 21
Frank Lopez | Broker | Frank Lopez Broker Group at Century 21 Masters
With over 25 years of experience as a licensed California real estate broker (DRE #01041630), Frank Lopez has built one of the most trusted names in real estate across Covina, West Covina, and the greater San Gabriel Valley. A consistent Top 10% performer at Century 21, Frank combines a rare depth of expertise: a background in real estate appraisal that informs precise, defensible pricing on every listing, and a specialization in probate and trust sales that has made him a go-to resource for families navigating the sale of an inherited property.
Frank is a certified MTI trainer and a contributing writer for Probate Real Estate Sales 101 by Kevin Sayles, and has authored three additional guides to help families understand the probate and trust sale process. Whether a client is selling traditionally or working through the complexities of probate, Frank and his team are known for accurate valuations, clear guidance, and results delivered with minimal stress — consistently earning recognition as one of the top-rated real estate teams on Google.
The Frank Lopez Broker Group proudly serves Covina, West Covina, Glendora, San Dimas, Azusa, Baldwin Park, Walnut, Diamond Bar, Ontario, La Puente, and communities throughout Los Angeles County.
Beyond real estate, Frank is a dedicated community supporter — a Bike MS participant since 2006 and a member of Prosperity Homes, a Habitat for Humanity-style nonprofit dedicated to affordable housing.
Cathy De Baca
Administrative Assistant. Cathy has been with the Frank Lopez Broker Team for over 10 years playing a supporting role to ensure the best service possible. In her spare time, Cathy has worked with several dog rescue group and was recent a board member of Camp Cocker Dog Rescue.
Gary Yau, Realtor
Gary Yau, Realtor
Gary has a background in residential and multifamy real estate. He is also fluent in Mandarin, Cantonese, and Spanish.
Attorney Client List:
Randall Hannah, Attorney(909) 949-8540
Michael Ebiner, Attorney (626) 433-8131
Michael Farrell, Attorney and client (602) 738-3022
Patrick Stacker, Attorney (562) 436-7963
Carl Charles, Attorney (213) 819-0713
Diane Butler, Attorney (310) 338-0204
Mark Lewis, Attorney (714) 847-8586
John Gottes, Attorney (323) 564-4444
Jack Gottes, Jr , Attorney (323) 564-4445
Daniel Cooper, Attorney (949) 859-8456
Christina Gentilini, Attorney (562) 431-1956
Greg Royston, Attorney (310) 525-3713
Steve Derryberry, Attorney (661) 945-6115
John Anderson, Attorney (562) 424-8619
Sybill Burrell, Attorney (213) 572-3700
Christine Weiner, Attorney (949) 721-6610
Mark Von Esch, Attorney (714) 879-5306
Richard Stamp, Attorney (626) 378-1305
Kristine Borgia (951) 823-5132
John M William Jr (626) 795-9009
Dan Woodward (626) 485-3589
Michael Young (661) 861-7911
Jeffrey Cohen (818) 888-6400
Christine Weiner (949) 721-6610
Amy Garrett (909) 386-5470
Craig Willford (562) 696-0468
Paul Velasco (562) 432-5541
Peter Sahin (562) 432-5541
Dana Canon (562) 432-5541
Brian Miles (909) 481-4080
Timothy Warnisher (805) 528-7894
Elizabeth Apodaca (562) 693-5027
Nancy Critelli (951) 296-6223
Steven Cuevas (714) 667-0880
David Shaver (714) 558-8823
Jim Morris (818) 524-2336
Shere Bailey (310) 733-9120
Brian Miles (909) 481-4080
Stuart Zimmring (818) 755-4848
Victoria Stapleton (626) 339-9141
Robert Bergman (310) 470-6110
Kelly Warren (626) 859-1030
Paul Fukushima (562) 864-2575
Justin McDemott (818) 755-4848
Krishna Malhotra (562) 418-5410
Amy Frazee (909) 608-1220
HUMANITARIANISM
Prosperity Homes
ProperityHomes.org is a non-profit organization made up of volunteers mostly from the real estate industry. The goal is to build homes for very low-income families whose poverty-level income would never allow them to own a home of their own. In partnership with organizations that provide the land to build upon, Prosperity Homes provides all of the other materials and labor through donations from its members. Frank serves on the board of the Inland-Empire Chapter for Prosperity Homes. He also participates in the building of the homes, despite his limited experience in the construction of homes. To volunteer for the next home build, contact ProsperityHomes.org. Or talk to Frank.
My Blog
Frequently Asked Questions
Please reach us at franklopezbroker@gmail.com if you cannot find an answer to your question.
Frank, personally, has over 30 years of experience in the real estate industry, including buying, selling, and property management.
Yes. Prop 19 still allows transferring existing property taxes to the owner's children. But Prop 19 added several restrictions. First, it applies only to your primary residence. Rental properties were eliminated by Prop 19. Second, It must be the primary residence for the child receiving the property. And third, the parents can only shelter $1,000,000 of increased value from reassessment. Any appreciation above that will be added to the property tax assessed. For example, if your present property tax is based on a $500,000 value, and todays market value of the property is actually $1,500,000, property taxes would remain the same for the child at the time of the property transfer. This would also mean that if today’s market value is $2,000,000, anything above $1,500,00 would be subject to an increase in property tax. So at the time of transfer, the existing property taxes would be transferred to the child, but there would be additional property tax charged on the additional $500,000.
Great question. Prop 19 (recently passed) allows an owner of a primary residence who is at least 55 years of age, to transfer the taxable value of their primary residence to a replacement primary residence located anywhere in California that is purchased or newly constructed as that person's principal residence within two years of the sale of the original primary residence. Its pretty amazing that you can do this. Here's a link that provides all the details: https://www.boe.ca.gov/proptaxes/pdf/lta21019.pdf Or just call or text me if you have any qestions.
There's nothing wrong with working with an agent. But here's something to consider. Any agent after 5 years of experience can apply to become a broker. The average agent has 8 years experience. So the average agent could actually be a broker. So why aren’t they? Good question. When a seller enters into a contract to sell their property, the contract is with the broker that the agent works for, meaning all agents must work under the supervision of that broker. This puts most of the responsibility for agreements, contracts, and potential disputes on the managing broker, taking some off the agent's shoulders. Here's the problem. The managing broker only reviews the transaction after it has closed, meaning there isn't much that can be done if something could have been handled differently. This is where working directly with a broker comes into play. Brokers are better trained to protect their clients. And more accountable for everything they do. FYI, I’ve been broker since 1990.
You're right. In 2022, 1 out of 4 accepted offers was a cash offer, according to the National Association of Realtors. And its only gone higher in recent years. Which makes life difficult for buyers like our veterans who, after serving their country, cant get a sellers attention when they make an offer because of their limited down payment. (Don't get me started!) But there is a great option that low-down payment buyers can use to get their offers accepted. We have partnered with New Amercan Funding and through their Buyer Assisted Program, your offer can compete against any cash offer. Phil Chenier, Branch Manager for New American can provide the details. For more information, call Phil at (714) 612-5054.
How long it takes to sell a home depends on 3 factors. Market activity, the condition of the home, and the listing price. At present, our MLS is reporting that it is taking an average of 17 days before an offer gets accepted. FYI, this time last year, it was taking a less than week. How upgraded the home is also plays a factor. And if the home is priced well above market value, it may not sell at all.
Zillow values might be OK as a ballpark figure. But Zillow’s algorithm for value is very generic. Meaning, the value of your home should be based on recent home sales that are literally almost walking distance, should be approximately the same size, and have very similar upgrade, features, and age. And Zillow just can’t deliver something that precise. If you read Zillow’s fine print, you'll see that they state the value they provide could be off by as much as 25%, plus or minus. An appraiser using that same plus or minus 25% would be out of work in no time. If you're looking for an accurate value, let me know.
Like
Sign up for real estate news.
Call or Email us
Call or Email us
Open today | 09:00 am – 05:00 pm |
Monday - Friday: 9am - 8pm
Saturday: 10am-5pm
Sunday: 10am-5pm
Dept Real Estate License 01041630
This website uses cookies.
We use cookies to analyze website traffic and optimize your website experience. By accepting our use of cookies, your data will be aggregated with all other user data.