Losing someone you love is hard enough. The real estate decisions that follow shouldn't make it harder — though without the right guidance, they often do.

Before acting on well-meaning advice from family or friends, here are five smart first steps that can protect the asset (especially important if you are the Trustee or a beneficiary), reduce stress, and set you up for confident decision-making.

1. Secure the property. Change the locks and confirm insurance is active. Vacant homes carry unique risks, and standard homeowner policies often need to be updated immediately to maintain coverage. Ask the insurance broker specifically about Vacant Home Insurance — this is typically not included in a standard policy, and without it, the estate may have little to no coverage in the event of a loss.

2. Locate the trust (hopefully) or the will. These documents establish who has legal authority to make decisions — and what steps must be completed before any sale can occur. Don't assume. Verify.

If there is no trust, the estate will likely need to go through Probate — a court-supervised process that can take months, sometimes longer, before any property can be sold or transferred and before assets can be distributed. It's not insurmountable, though it does affect your timeline and adds complexity. An estate attorney can tell you quickly where you stand.

If you are named as the Trustee, you have a fiduciary responsibility to act in the best interest of the beneficiaries — not just yourself. That means keeping records, communicating transparently, and following the terms of the trust carefully. It's a real role people are very likely not prepared for and comes with real accountability. An estate attorney is your most important first call, as they can walk you through your specific duties, timeline, and any court or probate requirements that may apply.

3. Understand the tax implications before you decide anything. One of the most overlooked advantages of inheriting property is the stepped-up cost basis — meaning the home's value is reset to its current market value at the time of inheritance, not what the original owner paid for it. This can significantly reduce capital gains taxes if you sell. That advantage can be lost or complicated by moving too quickly, titling the property incorrectly, or making decisions without proper guidance.There are also real estate tax considerations. A conversation with a CPA before you do anything else could save your family tens of thousands of dollars.

4. Pause before you renovate. The instinct to "fix it up before selling" is understandable — it comes from a place of care and wanting to honor the person you lost. It's also one of the most common and costly assumptions families make. Renovation decisions based on personal taste or emotion rarely translate to dollar-for-dollar returns, and in many inherited property situations, they don't need to. Today's buyers — including investors, developers, and families looking for a project — are actively seeking homes they can improve themselves. Before spending a dollar on updates, get a clear, honest assessment of the home's as-is value. Very often, when handled strategically, you may find the market already sees more than you expect.

5. Get the right advice early. A brief conversation with an estate attorney, CPA, and experienced real estate advisor can prevent costly mistakes and save significant time. These aren't just professional referrals — they're the difference between making decisions under pressure and making decisions with confidence. The earlier, the better.

Here's what many families don't expect: in a large number of cases, substantial value can be uncovered without major improvements, costly renovations or additional time and risk. Please seek clarity before impulsive actions.

If you or someone you know is navigating an inherited property, I'm always happy to be a resource — even if it's simply helping you figure out the right next step.