The 88-City Problem: Why LA Probate Is Uniquely Broken
Los Angeles County is the most populous county in America—over 10 million people spread across 88 incorporated cities. Yet California funnels every single probate case to one courthouse.
Every Probate in LA County Goes Here:
Stanley Mosk Courthouse
111 N. Hill Street, Los Angeles, CA 90012
88
Cities Served
10M+
Residents
18-24
Month Backlog
1
Courthouse
This means a family in Malibu waits in the same line as families from Long Beach, Pasadena, Compton, Beverly Hills, and Glendale. The system was never designed for this volume—and it's completely overwhelmed.
A living trust is the escape hatch. When you have a properly funded trust, your successor trustee distributes assets privately—from any LA bank, any title company, any brokerage. No courthouse. No judge. No 2-year wait. Create your attorney-reviewed California living trust →
Los Angeles Neighborhoods We Serve
From historic Craftsman homes to modern high-rises, LA's diverse housing stock requires California-specific estate planning. Here's what we see across the city:
Eastside
Silver Lake ($1.2M - $2.5M)
Bohemian enclave with mid-century homes. Many owners bought decades ago—massive Prop 13 protection at risk without proper planning.
Los Feliz ($1.5M - $4M+)
Spanish Colonial and Art Deco estates near Griffith Park. High values mean $56,000+ probate fees are common.
Echo Park ($900K - $1.6M)
Rapidly gentrified hillside community. First-time trust creators often own multiple properties here.
Highland Park ($850K - $1.4M)
Historic Northeast LA. Multigenerational families need trusts that keep property in the family.
Central LA
Hancock Park ($2M - $8M+)
Historic mansions and old-money estates. We've seen $100,000+ probate fees in this zip code alone.
Mid-Wilshire ($700K - $1.5M)
Mix of condos and duplexes. Investors with rental property need asset protection trusts.
Koreatown ($500K - $1.2M)
Dense condo market. Many first-generation owners need bilingual estate planning guidance.
Downtown LA ($600K - $2M)
Loft conversions and high-rise condos. HOA transfer requirements add complexity.
Westside
West Hollywood ($800K - $3M)
Condos and bungalows. Entertainment industry clients with complex royalty streams.
Beverly Grove ($1.5M - $4M)
Family homes near The Grove. High earners with stock options and deferred comp.
Culver City Adjacent ($1M - $2M)
Tech corridor expansion. Apple, Amazon, and Sony employees with RSUs.
Mar Vista ($1.2M - $2M)
Family-friendly Westside alternative. Young families establishing first trusts.
Learn how to transfer your LA property into a living trust →
The "LA Probate Tax": Exposed by Neighborhood
Statutory fees under CA Probate Code §10810. These are mandatory—courts don't negotiate.
Stanley Mosk Courthouse: 111 N. Hill St.
The ONLY probate court for all 88 LA County cities
Inside the Stanley Mosk Backlog
The Stanley Mosk Courthouse handles every probate case in Los Angeles County—over 10 million people worth of estates funneling through one building. The result is predictable chaos.
What Your Family Faces Without a Trust:
- 18-24 months minimum for simple estates
- 3+ years for contested or complex estates
- Multiple hearings requiring in-person attendance
- Parking nightmares in Downtown LA
- 100% public disclosure of all assets
- Frozen accounts until court approval
We've seen families drive from Long Beach (25 miles), Palmdale (60 miles), and Malibu (35 miles) to attend hearings—sometimes multiple times per month. All while paying attorneys by the hour to stand in line.
A living trust means your family never sees the inside of this building.
Prop 19 Alert for Los Angeles Homeowners
Proposition 19 (effective February 2021) fundamentally changed how property transfers to children in California. If you own a home in Los Angeles, this affects you.
Without Proper Planning
- Property reassessed to market value
- $3,000/year tax → $25,000+/year
- Children forced to sell to afford taxes
- Generational wealth destroyed
With Strategic Trust Planning
- Understand exclusion requirements
- Plan for 1-year residency rule
- Structure trust for maximum protection
- Keep property in the family
Real LA Example: A Silver Lake home purchased in 1985 for $150,000 is now worth $1.8M. Current property taxes: $2,800/year. If children inherit without meeting Prop 19 requirements, new taxes: $22,500/year. That's an extra $19,700 annually—forever.
How to Create Your Los Angeles Living Trust
Complete Questionnaire
Answer questions about your LA property, beneficiaries, and goals online (15 min)
Attorney Review
Attorney Rozsa Gyene (Bar #208356) reviews for CA compliance and LA-specific needs
Sign Locally
Visit our Glendale office or use any notary across Los Angeles County
Fund Your Trust
Transfer your property via Grant Deed to LA County Recorder (Norwalk)
What Los Angeles Clients Say
★★★★★ 4.9/5 average from 127 reviews
"I own a duplex in Silver Lake and was dreading the probate process. Attorney Gyene explained exactly how the Stanley Mosk backlog works and why a trust was essential. Done in a week, protected for life."
— Michelle T., Silver Lake
Verified Client, November 2024
"After watching my aunt's Hancock Park estate spend 26 months in probate and lose $72,000 in fees, I knew I needed a trust. Attorney Gyene made it simple. Best $400 I've ever spent."
— James W., Hancock Park
Verified Client, October 2024
"We have properties in Highland Park and Echo Park. Attorney Gyene created one trust covering both properties and explained the Prop 19 implications clearly. A real California attorney, not some online form mill."
— Sandra K., Highland Park
Verified Client, September 2024
Frequently Asked Questions: Los Angeles Living Trusts
How much does probate cost for a Los Angeles home?
For a median Los Angeles home valued at $950,000, California statutory probate fees total approximately $46,000. Under CA Probate Code §10810, fees are calculated on gross market value—not your equity. In premium neighborhoods like Hancock Park, Los Feliz, or Silver Lake where homes exceed $1.5M, fees can reach $56,000 or more. A living trust bypasses these fees entirely for just $400.
Why do all 88 LA County cities use Stanley Mosk Courthouse for probate?
California centralized all Los Angeles County probate cases at the Stanley Mosk Courthouse (111 N. Hill St., DTLA) to consolidate judicial resources. This means whether you live in Malibu, Pasadena, Long Beach, or anywhere in between—your estate goes to the same overwhelmed courthouse. The current backlog is 18-24 months, making living trusts essential for LA County residents.
How does Prop 19 affect Los Angeles homeowners passing property to children?
Proposition 19 (2021) dramatically changed parent-to-child property transfers in California. If your children don't move into your LA home as their primary residence within one year, they lose your Prop 13 tax base. A $3,000 annual tax bill can become $25,000+. Our attorney-reviewed trusts include specific provisions to help families navigate Prop 19 requirements. Learn more about Prop 19 planning →
Serving All of Los Angeles County
From our Glendale office, we serve clients across all 88 cities in LA County. Attorney Rozsa Gyene (Bar #208356) has over 25 years of California estate planning experience and has helped hundreds of Los Angeles families avoid the Stanley Mosk nightmare.
Unlike national online services, we're actually here in LA. We know the local courts, the local Recorder's Office in Norwalk, and the specific challenges facing Los Angeles homeowners.
450 N Brand Blvd, Suite 600, Glendale, CA 91203
Centrally located to serve all LA County
City-Specific Living Trust Pages
LA Neighborhoods Served
Silver Lake • Los Feliz • Echo Park • Highland Park • Hancock Park • Mid-Wilshire • Koreatown • Downtown LA • Hollywood • West Hollywood • Beverly Grove • Mar Vista • Culver City • Atwater Village • Eagle Rock • Glassell Park • Mt. Washington • Lincoln Heights • Boyle Heights • and all 88 LA County cities
Los Angeles Estate Planning Statistics
Los Angeles County has the largest probate court system in California, with significant backlogs at the Stanley Mosk Courthouse. A living trust bypasses this entirely—your estate transfers privately without court involvement, saving your family an average of $46,000 in fees and 18-24 months of waiting.
Los Angeles Probate Court Information
If you pass away without a living trust in Los Angeles, your estate will go through probate at:
Stanley Mosk Courthouse
111 N Hill Street
Los Angeles, CA 90012
Current backlog: 18-24 months for initial hearings
The Stanley Mosk Courthouse handles all probate matters for Los Angeles County, including the city of Los Angeles and surrounding areas. With over 10 million residents in the county, the probate court faces severe backlogs. Even "simple" probate cases routinely take 18-24 months from filing to final distribution. A living trust allows your family to avoid this courthouse entirely.
Los Angeles Neighborhoods We Serve
Our online living trust services are available to families throughout Los Angeles:
Plus: Highland Park, Hancock Park, Mid-Wilshire, Koreatown, Beverly Grove, Mar Vista, Culver City, Atwater Village, Eagle Rock, and all 88 LA County cities.
