California Small Estate Probate Lawyer 2026: $184,500 Personal Property & $750,000 Real Property Limits

San Diego small estate probate lawyer explains the $184,500 personal property affidavit and $750,000 real property petition under AB 2016. Avoid full probate. Free consultation.

“Key Takeaways”

• For personal property, use a Small Estate Affidavit under Probate Code § 13100. The total value of all personal property (cash, cars, bank accounts) must be $208,850 or less for deaths on or after April 1, 2025. There is no official Judicial Council form; we provide a template and guidance.
• For real property, file a Petition to Determine Succession to Real Property using Judicial Council form DE‑310. Under Probate Code § 13151, the gross value of all the decedent’s property in California (both real and personal) must be $750,000 or less. You cannot “stack” the personal property limit on top of the real property limit.
• San Diego probate filings are now at the Central Courthouse (1100 Union St). All small estate petitions must be e‑filed under Probate Local Rule 4.3.1 using a Probate Case Cover Sheet (Form PR‑160) . The Hall of Justice (330 W Broadway) no longer handles probate matters.
• AB 565 virtual representation does not apply to small estate real property petitions. Minor heirs still typically require a guardian ad litem (GAL) unless all heirs consent or the court waives the requirement. We help navigate these requirements.
• The 2026 FinCEN RRE Rule does not apply to death transfers. Real estate passing to heirs through a small estate petition is exempt from federal reporting.

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California Small Estate Probate Lawyer: The 2026 Guide to Avoiding Full Probate

Introduction: The $500,000 Home That Almost Cost $38,000 in Probate Fees

When Maria’s father passed away, he left a modest estate: a $500,000 home in San Diego’s Clairemont neighborhood, $30,000 in a savings account, and a 2018 Honda Civic. Maria had heard that estates under a certain amount could avoid probate. She went online, found a “small estate affidavit” template, filled it out, and took it to the bank.

The bank teller looked at the affidavit and said, “This only covers the cash. You need a court order for the house.”

Maria was stunned. She had no idea that real property required a separate, more formal process—and that the home’s value was within the new $750,000 limit, but still required a petition to the court.

At Leeran S. Barzilai, A Prof. Law Corp. , we help San Diego families navigate the two different small estate procedures: the quick affidavit for personal property and the court‑supervised petition for real property. This guide will walk you through both, with accurate 2026 limits and local court procedures.

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Part One: Two Different Paths – Know Which One Applies

1. Small Estate Affidavit (Personal Property) – Probate Code § 13100

This procedure applies to personal property only. Personal property includes:

• Cash in bank accounts
• Stocks and bonds
• Vehicles (cars, boats, RVs)
• Jewelry, furniture, art
• Other tangible personal property

Requirements:

• The total value of all personal property in the estate must be $208,850 or less for deaths on or after April 1, 2025. (For deaths between April 1, 2022, and March 31, 2025, the limit was $184,500.)
• At least 40 days have passed since the decedent’s death.
• No probate proceeding is pending or has been opened.
• The person claiming the property must be a successor (heir or beneficiary) as defined by law.

How to Use:
There is no official Judicial Council form for the Small Estate Affidavit. Instead, you prepare an affidavit (often called a “Small Estate Affidavit” or “Affidavit for Collection of Personal Property”) that lists the assets, states your entitlement, and is signed under penalty of perjury. We provide a template and assist clients in completing it correctly.

Strategic Note: Banks and financial institutions often require their own forms in addition to the affidavit. At Leeran S. Barzilai, A Prof. Law Corp., we prepare a complete packet that includes the affidavit, a cover letter, and any institution‑specific forms to ensure smooth processing.

2. Petition to Determine Succession to Real Property – Probate Code § 13151

This procedure applies to real property – the decedent’s home, land, or other real estate. Effective April 1, 2025, AB 2016 increased the limit, but the correct application is often misunderstood.

Requirements for Real Property Petition:

• The gross value of all the decedent’s property in California (both real and personal) must be $750,000 or less .
• At least 40 days have passed since death.
• No probate is pending.
• The property may be a primary residence, but the statute does not require it to be the decedent’s primary residence – it applies to any real property owned by the decedent, provided the total estate value is under $750,000.

The Process:
Unlike the affidavit, the real property procedure requires:

• Filing a Petition to Determine Succession to Real Property using Judicial Council form DE‑310.
• Serving notice to all heirs (by mail or publication)
• Attending a hearing (unless all heirs waive notice and consent)
• Obtaining a court order after the hearing
• Recording the court order with the San Diego County Recorder’s Office

Strategic Note: If there are minor heirs, the court typically requires the appointment of a guardian ad litem (GAL). AB 565’s virtual representation applies to trusts, not to this probate proceeding. We handle GAL appointments and ensure the petition complies with all court rules.

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Part Two: Step‑by‑Step – How to File a Small Estate Real Property Petition in San Diego

Step 1: Determine Eligibility

Calculate the gross value of all of the decedent’s property in California as of the date of death. This includes:

• Real property (homes, land)
• Bank accounts
• Investments
• Vehicles
• Personal property

The total must be $750,000 or less. If the total exceeds $750,000, you cannot use this procedure; full probate is required.

Step 2: Prepare the Petition

Use Judicial Council form DE‑310 (Petition to Determine Succession to Real Property). The petition must include:

• A description of the real property (legal description from the deed)
• The value of the real property and all other California assets
• The names and addresses of all heirs (based on intestacy or the will)
• A statement that 40 days have passed and no probate is pending
• A request for an order determining that the property belongs to the heirs

Step 3: File with the San Diego Superior Court

All probate filings are now at the San Diego Superior Court Central Courthouse, 1100 Union Street. You must e‑file under San Diego Probate Local Rule 4.3.1 (mandatory e‑filing for represented parties).

Required documents:

• The petition (DE‑310)
• Probate Case Cover Sheet (Form PR‑160)
• A Civil Case Cover Sheet (CM‑010) – the court sometimes requires both for system assignment
• Proof of service of notice to heirs (or a proposed order waiving notice)
• If the will exists, a copy of the will and a statement that it does not require probate

Filing fee: $435 (unlimited civil) for the petition.

Step 4: Notice to Heirs

You must serve notice of the petition on all heirs. If the estate is intestate, you serve the heirs determined by law (spouse, children, parents). If there is a will, you serve the beneficiaries named in the will. Service is by mail or personal service. We use certified mail to obtain proof.

Step 5: Guardian Ad Litem for Minor Heirs

If any heir is a minor, the court generally requires the appointment of a guardian ad litem (GAL) to protect the minor’s interests. We prepare the necessary petition for appointment of GAL and coordinate with the court to ensure the minor’s rights are represented.

Step 6: Hearing and Order

The court sets a hearing, usually 4‑6 weeks after filing. If no objections are filed and all heirs consent (including GAL consent for minors), the judge may sign the order without a hearing (a “default” order). We attend any necessary hearings.

Step 7: Record the Order

After the court issues the Order Determining Succession to Real Property, you record it with the San Diego County Recorder’s Office (1600 Pacific Highway or the North County satellite). This order serves as the legal document to transfer title to the heirs.

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Part Three: The $208,850 Affidavit – When and How to Use It

When the Affidavit Is Sufficient

If the only assets are personal property (cash, bank accounts, vehicles, personal items) and the total value is $208,850 or less (for deaths on or after April 1, 2025), you can use the Small Estate Affidavit procedure. No court involvement is required.

How to Execute the Affidavit

1. Gather asset statements showing the value of each account or item.
2. Prepare an affidavit that lists each asset and its value, and states that you are entitled to it under the will or intestacy. (We provide a template.)
3. Sign the affidavit before a notary public.
4. Present the original (or a certified copy) to the bank, DMV, or other holder of the asset. Keep copies for your records.

Strategic Note: Financial institutions often require their own forms. We provide a complete packet that includes the affidavit, a cover letter, and any institution‑specific forms.

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Part Four: San Diego Superior Court – Local Rules and Venue

Central Courthouse, 1100 Union St

As of 2026, the San Diego Superior Court Probate Division is located at the Central Courthouse, 1100 Union Street, San Diego, CA 92101. The Hall of Justice (330 W Broadway) no longer handles probate matters.

Mandatory E‑Filing – Probate Local Rule 4.3.1

All probate petitions, including small estate real property petitions, must be e‑filed under San Diego Probate Local Rule 4.3.1. We handle the e‑filing through the court’s portal, ensuring:

• Documents are in PDF format
• Exhibits are bookmarked
• Filing fees are paid electronically

Required Forms

Form	Purpose
DE‑310	Petition to Determine Succession to Real Property
PR‑160	Probate Case Cover Sheet
CM‑010	Civil Case Cover Sheet (sometimes required)
SDSC PR‑001	Proof of Service (San Diego local form)

Recording the Court Order

After obtaining the order, you record it with the San Diego County Recorder’s Office. We prepare the recorded order and file a copy with the court to close the case.

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Part Five: Recent Legal Updates (2025‑2026)

AB 2016 – Increased Limits (Effective April 1, 2025)

AB 2016 raised the threshold for the “Petition to Determine Succession to Real Property” from $166,250 to $750,000 for the gross value of all California property. This change applies to deaths occurring on or after April 1, 2025. For deaths before that date, the old $166,250 limit applies.

Adjusted Personal Property Limit – $208,850

The personal property limit under § 13100 is adjusted periodically for inflation. For deaths on or after April 1, 2025, the limit is $208,850. The previous $184,500 limit applies only to deaths between April 1, 2022, and March 31, 2025.

AB 565 – Virtual Representation (Effective January 1, 2026)

AB 565 amends Probate Code § 15804, which governs trust proceedings. For small estate real property petitions (Probate Code § 13151), the law does not automatically allow virtual representation. Minor heirs typically require a guardian ad litem (GAL) unless the court orders otherwise. We handle GAL appointments to ensure compliance.

FinCEN RRE Rule – Death Transfer Exemption

The 2026 FinCEN Residential Real Estate (RRE) Rule requires reporting of certain non‑financed transfers of residential real estate. Death transfers are explicitly exempt. You do not need to file a FinCEN report for a small estate real property transfer.

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Part Six: Client Document Collection Checklist

If you are considering a small estate procedure, gather:

• Death certificate (certified copies – at least 5)
• List of all assets with account numbers and approximate values
• Real property deed (to confirm ownership and legal description)
• Bank and investment statements
• Vehicle titles (if applicable)
• Will (if one exists)
• Names and contact information of all heirs
• Tax returns (last 3‑5 years, if needed)

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Frequently Asked Questions

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Contact Our San Diego Small Estate Probate Lawyer

If you are trying to transfer a loved one’s assets without full probate, contact Leeran S. Barzilai, A Prof. Law Corp. today. We help San Diego families navigate the small estate affidavit for personal property and the real property petition for homes.

Leeran S. Barzilai, A Prof. Law Corp.
4501 Mission Bay Dr. #3c
San Diego, CA 92109
(619) 436-7544

Call today for a free consultation. Let us help you close the estate efficiently and avoid unnecessary court involvement.

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Sources:

• California Probate Code § 13100 (Small Estate Affidavit)
• California Probate Code § 13151 (Petition to Determine Succession to Real Property)
• Assembly Bill 2016 (2025) – Increase to $750,000
• San Diego Superior Court Probate Division Local Rules
• FinCEN RRE Rule – Death Transfer Exemption

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• [San Diego Probate Notice Requirements 2026] + [Avoiding Liability Under AB 1521] + [San Diego]
• Landing Page

English Subpages

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1. San Diego Small Estate Affidavit: $208,850 Personal Property Limit

For deaths on or after April 1, 2025, you can use a Small Estate Affidavit to collect personal property (cash, bank accounts, vehicles) valued at $208,850 or less. There is no official Judicial Council form; we provide a template and guide you through notarization and presentation to San Diego financial institutions.

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2. Petition to Determine Succession to Real Property (Form DE‑310)

If the gross value of all the decedent’s California property is $750,000 or less, you can transfer real estate using Judicial Council form DE‑310. This court‑supervised procedure requires a hearing and a court order. We file the petition at the San Diego Central Courthouse (1100 Union St) and attend hearings on your behalf.

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3. Combining Personal and Real Property: Understanding the $750,000 Cap

To use the real property petition, the total gross value of all California assets (including real estate, bank accounts, and personal property) must be $750,000 or less. You cannot “stack” the $208,850 personal property limit on top of the $750,000 real estate limit. We help you calculate the estate’s total value correctly.

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4. San Diego Central Courthouse: E‑Filing Under Probate Local Rule 4.3.1

All small estate probate petitions must be e‑filed at the San Diego Superior Court Central Courthouse (1100 Union St) under Probate Local Rule 4.3.1. We handle the e‑filing, attach the required Probate Case Cover Sheet (Form PR‑160), and ensure compliance with local formatting rules.

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5. Guardian Ad Litem for Minor Heirs in Small Estate Real Property Cases

When a minor inherits real property through a small estate petition, the court typically requires the appointment of a guardian ad litem (GAL). Virtual representation under AB 565 does not apply to probate proceedings. We prepare the GAL petition and coordinate with the court to protect the minor’s interests.

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6. Recording the Court Order with the San Diego County Recorder’s Office

After obtaining the court order (Form DE‑310), you must record it with the San Diego County Recorder’s Office (1600 Pacific Highway or the North County satellite). We prepare the recorded order and file a copy with the court to close the case.

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7. AB 2016: The $750,000 Limit for Real Property Petitions Explained

Assembly Bill 2016 (effective April 1, 2025) raised the threshold for the Petition to Determine Succession to Real Property from $166,250 to $750,000. The limit applies to the gross value of all California property, not just the real estate. We help San Diego families determine eligibility.

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8. Avoiding Probate with a Small Estate Affidavit: Step‑by‑Step

The Small Estate Affidavit requires no court filing. We prepare an affidavit listing all personal property, notarize it, and present it to banks, the DMV, and other holders. We also provide institution‑specific forms to ensure acceptance.

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9. When Full Probate Is Unavoidable: Alternatives for Larger Estates

If the estate exceeds $750,000 or the personal property exceeds $208,850, full probate may be necessary. We explain the probate process, statutory fees, and timelines, and can advise on whether a trust or other planning could have avoided probate.

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10. FinCEN RRE Rule (2026): Death Transfers Are Exempt

The 2026 FinCEN Residential Real Estate (RRE) Rule requires reporting for certain non‑financed transfers of residential real estate. Death transfers are explicitly exempt. You do not need to file a FinCEN report for a small estate real property transfer in San Diego.

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Chinese Subpages (中文)

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1. 圣地亚哥小额遗产宣誓书：个人财产限额为208,850美元

对于2025年4月1日或之后去世的情况，您可以使用小额遗产宣誓书来领取价值不超过 208,850美元 的个人财产（现金、银行存款、车辆等）。没有官方的司法委员会表格，我们提供模板并指导您完成公证，并向圣地亚哥金融机构提交。

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2. 不动产继承确定申请（表格DE‑310）

如果逝者在加州全部财产的总价值不超过 750,000美元，您可以使用 司法委员会表格DE‑310 转移不动产。这一程序需经法院监督、举行听证并获得法院令。我们将在圣地亚哥中央法院（1100 Union St）提交申请，并代为出席听证。

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3. 个人财产与不动产的结合：理解75万美元总限额

使用不动产继承申请时，所有加州资产的总价值（包括不动产、银行存款及个人财产）不得超过75万美元。您不能将20.885万美元的个人财产限额与75万美元的不动产限额叠加。我们协助您正确计算遗产总价值。

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4. 圣地亚哥中央法院：依据遗嘱认证本地规则4.3.1进行电子归档

所有小额遗产遗嘱认证申请必须在 圣地亚哥高等法院中央法院（1100 Union St） 依据 遗嘱认证本地规则4.3.1 进行电子归档。我们负责电子归档，附上所需的遗嘱认证案件封面表（PR‑160），并确保符合本地格式要求。

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5. 小额遗产不动产案件中未成年继承人的诉讼监护人

当未成年人通过小额遗产申请继承不动产时，法院通常要求指定诉讼监护人（GAL）。AB 565法案中的虚拟代表规定不适用于遗嘱认证程序。我们准备诉讼监护人申请，并与法院协调以保护未成年人权益。

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6. 在圣地亚哥县登记处记录法院令

获得法院令（表格DE‑310）后，您必须在 圣地亚哥县登记处（1600 Pacific Highway 或北县分局）进行记录。我们准备记录后的法院令，并向法院提交副本以结案。

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7. AB 2016法案：不动产继承申请75万美元限额解读

AB 2016法案（2025年4月1日生效）将不动产继承确定申请的限额从166,250美元提高至 750,000美元。该限额适用于所有加州财产的总价值，而不仅仅是不动产。我们帮助圣地亚哥家庭确定资格。

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8. 使用小额遗产宣誓书避免遗嘱认证：逐步指南

小额遗产宣誓书无需向法院提交。我们准备列明所有个人财产的宣誓书，进行公证，然后提交给银行、车管局及其他持有机构。我们还会提供机构专用表格以确保顺利办理。

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9. 当无法避免正式遗嘱认证时：较大遗产的替代方案

如果遗产总额超过75万美元或个人财产超过208,850美元，则可能需要进行正式遗嘱认证。我们解释遗嘱认证程序、法定费用和时间线，并可建议是否本可通过信托或其他规划避免遗嘱认证。

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10. FinCEN RRE规则（2026年）：死亡转移免于申报

2026年FinCEN住宅房地产规则要求对特定无贷款住宅不动产转让进行申报。死亡转移明确免于申报。您无需为圣地亚哥的小额遗产不动产转让提交FinCEN报告。

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Hebrew Subpages (עברית)

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1. הצהרת עיזבון קטן בסן דייגו: תקרת רכוש אישי 208,850 דולר

עבור פטירות שהתרחשו ב‑1 באפריל 2025 ואילך, ניתן להשתמש בהצהרת עיזבון קטן כדי לקבל רכוש אישי (מזומן, חשבונות בנק, כלי רכב) בשווי של 208,850 דולר או פחות. אין טופס רשמי של הרשות השיפוטית; אנו מספקים תבנית ומנחים אותך בתהליך האימות מול נוטריון והגשה למוסדות פיננסיים בסן דייגו.

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2. בקשה לקביעת ירושה במקרקעין (טופס DE‑310)

אם השווי הגולמי של כל רכוש הנפטר בקליפורניה הוא 750,000 דולר או פחות, ניתן להעביר מקרקעין באמצעות טופס DE‑310 של הרשות השיפוטית. הליך זה מפוקח על ידי בית המשפט, כולל דיון וקבלת צו. אנו מגישים את הבקשה בבית המשפט המרכזי בסן דייגו (1100 Union St) ומייצגים אותך בדיונים.

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3. שילוב רכוש אישי ומקרקעין: הבנת תקרת 750,000 הדולר

כדי להשתמש בבקשת מקרקעין, השווי הגולמי הכולל של כל נכסי הנפטר בקליפורניה (כולל מקרקעין, חשבונות בנק ורכוש אישי) חייב להיות 750,000 דולר או פחות. אין “לערום” את תקרת 208,850 הדולר לרכוש אישי על תקרת 750,000 הדולר למקרקעין. אנו מסייעים בחישוב נכון של שווי העיזבון.

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4. בית המשפט המרכזי בסן דייגו: הגשה אלקטרונית לפי תקנה מקומית 4.3.1

כל הבקשות לירושה בעיזבון קטן מוגשות באופן אלקטרוני בבית המשפט המחוזי של סן דייגו – Central Courthouse (1100 Union St) – לפי תקנה מקומית 4.3.1. אנו דואגים להגשה, מצרפים את טופס כיסוי הירושה (PR‑160) ומקפידים על דרישות העיצוב המקומיות.

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5. אפוטרופוס לדין עבור יורשים קטינים במקרקעין בעיזבון קטן

כאשר קטין יורש מקרקעין באמצעות בקשה לעיזבון קטן, בית המשפט דורש בדרך כלל מינוי אפוטרופוס לדין (GAL). ייצוג וירטואלי לפי AB 565 אינו חל על הליכי ירושה. אנו מכינים את בקשת האפוטרופוס לדין ומתאמים מול בית המשפט להגנה על האינטרסים של הקטין.

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6. רישום צו בית המשפט במשרד הרשם של מחוז סן דייגו

לאחר קבלת צו בית המשפט (טופס DE‑310), יש לרשום אותו במשרד הרשם של מחוז סן דייגו (1600 Pacific Highway או הסניף הצפוני). אנו מכינים את הצו הרשום ומגישים עותק לבית המשפט לסגירת התיק.

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7. חוק AB 2016: הסבר על תקרת 750,000 הדולר לבקשת מקרקעין

חוק AB 2016 (תוקף 1 באפריל 2025) העלה את הסף לבקשת ירושה במקרקעין מ‑166,250 דולר ל‑750,000 דולר. התקרה חלה על השווי הגולמי של כל נכסי הנפטר בקליפורניה, לא רק על המקרקעין. אנו מסייעים למשפחות בסן דייגו לקבוע אם הן עומדות בתנאים.

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8. הימנעות מצו ירושה באמצעות הצהרת עיזבון קטן: מדריך שלב‑אחר‑שלב

הצהרת עיזבון קטן אינה מצריכה הגשה לבית המשפט. אנו מכינים הצהרה המפרטת את כל הרכוש האישי, מאמתים אותה בנוטריון, ומגישים אותה לבנקים, למשרד הרישוי ולגופים אחרים. אנו גם מספקים טפסים ייעודיים לפי דרישת כל מוסד.

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9. כאשר צו ירושה מלא בלתי נמנע: חלופות לעיזבונות גדולים יותר

אם העיזבון עולה על 750,000 דולר או הרכוש האישי עולה על 208,850 דולר, ייתכן שיידרש צו ירושה מלא. אנו מסבירים את תהליך הצוואה, האגרות הקבועות בחוק ולוחות הזמנים, ומייעצים האם תכנון באמצעות נאמנות היה יכול להימנע מהצו.

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10. כלל FinCEN RRE (2026): העברות עקב פטירה פטורות מדיווח

כלל FinCEN RRE (2026) מחייב דיווח על העברות נדל”ן למגורים מסוימות ללא מימון. העברות עקב פטירה פטורות במפורש. אינך נדרש להגיש דיווח FinCEN עבור העברת מקרקעין במסגרת עיזבון קטן בסן דייגו.