Funding in about 7 days once the file is complete. Rates and fees posted up front, not hidden behind a contact form. North Coast Financial has served California families, successor trustees, and fiduciaries for 45 years.
Who we help
Whether you are administering a trust, settling an estate, or navigating an inherited home with siblings, we have handled your situation before.
You have taken on the trust and need financing to distribute assets, pay debts, or fund improvements before a sale.
The estate has real property and expenses that cannot wait 12 to 18 months for probate to close.
You want to keep the family home, buy out your siblings, or preserve a low property tax basis under Prop 19.
You need a specialty lender your clients can trust, who understands California Probate Code and does not create problems.
What we fund
We lend against California real estate held in trusts and estates. Here is what we fund most, ranked by how often our clients need it.
One heir wants to keep the house. The others want their share in cash. We make that possible without forcing a sale.
An equalization loan to the trust can let one beneficiary keep the home at or near the parent's tax base while the others receive cash. It works only if the home was the parent's principal residence, that child moves in within a year, and the trustee, not the child, is the borrower. Value above Prop 19's limit is still added.
Encumbrances on inherited property create real time pressure. Reverse mortgage heirs typically have up to six months to resolve the balance, but servicer deadlines vary and move fast. We have seen it all.
A short-term trust loan to fix up the property before listing can return three to five times its cost in California markets.
Attorney fees, court costs, and property carrying costs add up fast. We bridge the cash flow gap so administrators do not have to pay out of pocket.
Why choose us
In a space full of lenders who hide rates and make vague promises, we do things differently and have since 1981.
Our rate range of 9.95% to 10.5% and origination points of 1.25 to 1.95 are right here on the site. No contact form required. No surprises at the closing table.
Days 1 to 3: trust and property review. Days 4 to 7: underwriting and BPO. Days 8 to 10: signing and wire. We give you actual day counts, not just the word "fast."
We know LA Superior Court filing quirks, Orange County appraisal timelines, and Bay Area market dynamics. We have operated exclusively in California since 1981.
When the estate closes or the property sells, pay the loan off early at no cost. We also do not charge lender document fees, and we use our own in-house BPO instead of requiring a formal appraisal.
We work with probate attorneys, estate planning attorneys, and licensed professional fiduciaries across the state. References are available on request.
You get a direct line to a senior loan officer who knows your file. Not a call center, not a bot, and not a callback queue that stretches three days out.
Our process
We have streamlined this for the realities of trust and probate administration. No unnecessary steps, no bottlenecks we create ourselves.
A short call with a senior loan officer covers the trust or probate documents and the property. You will hear back the same day on whether we can move forward. Minimum loan amount is $30,000.
We order our in-house broker price opinion and title report. No formal appraisal required. Our underwriting team confirms authority and handles Probate Code notice requirements where applicable.
Documents go out electronically or to a notary. Once signed and recorded, the wire goes out the same day. Your attorney or fiduciary receives a full closing package.
Google reviews
Quoted word for word from North Coast Financial's Google reviews. Where a review is shortened, an ellipsis (...) marks the cut. Read more client reviews.
“Our situation involved a complicated trust loan, with a number of moving pieces and questions along the way. Jeff was consistently responsive, patient, and approachable. ... We are grateful for his guidance and would gladly recommend North Coast Financial to others dealing with trust, estate, or specialized lending needs.”
“I needed a loan to pay off a lien against my estate, but as the executor of the estate, no one would give me a loan until I had title in my name. I almost lost my inheritance. I am forever grateful for the loan I was provided by North Coast Financial that helped me save my families home.”
“I found myself in a very difficult financial position during probate. I did not want to use a hard money lender. I googled and found North Coast Financial. I called and Don picked up the phone which was hard to believe. He was clear, concise and professional. The loan closed quickly and exactly like Don stated with no surprises. I was able to move forward with the probate.”
For attorneys and fiduciaries
We work with probate and estate planning attorneys and licensed professional fiduciaries across California. We understand your workflow, your obligations, and your clients.
Detailed guides on fiduciary duty, Probate Code 16061.7 notice, and non-pro rata distributions, written to share directly with trustee clients.
Clear documentation of all fees, timelines, and prepayment terms. Nothing that creates problems at the court confirmation stage or with co-counsel.
A senior loan officer assigned to your client from day one. You can call that person directly. They know the file.
Co-marketing resources and educational content available to fiduciary and attorney partners on request.
“I've worked with North Coast Financial several times on trust loans and bridge loans, and they've been great every time. ... Every client I've referred to them has been happy with the experience.”
Learn more
Plain-English guides built for the people actually going through the process, not for people who already know the answers.
For successor trustees. How trust loans work, what they cost, and when to use one.
For executors, administrators, and heirs. Rates, timelines, and real process detail.
The parent-child exclusion, equalization loans, and worked examples with real numbers.
The math, the financing, the family dynamics. An honest guide for everyone in the conversation.
Common questions
A trust loan is made to a trust, secured by trust-owned real estate, and signed by the successor trustee. A probate loan is made during an active probate case and signed by the executor or administrator. Both are secured by California real property. Full comparison here.
Most loans fund in about 7 days once the file is complete. What slows things down: missing trust documents, unresolved title issues, and scheduling in remote counties. See the full timeline breakdown.
Our rates run 9.95% to 10.5% with origination points of 1.25 to 1.95. Payments are calculated on a 30-year amortization schedule (though the loan term is typically 1 to 2 years). No prepayment penalty, no lender doc fees, and no property appraisal required. See a worked example at three loan sizes.
Usually no. Most probate loans do not require court confirmation if the executor has full authority under the Independent Administration of Estates Act. Trust loans almost never require court involvement. Read more about when court approval matters.
Yes. Beneficiary buyout loans are our most common transaction. We lend to the trust, secured by the trust property. The trustee pays the other siblings their shares in cash from the loan proceeds and distributes the home, subject to the loan, to the sibling who keeps it. See how buyout loans work.
Prop 19, which took effect February 16, 2021, significantly tightened the parent-child exclusion from property tax reassessment. One beneficiary can still keep the home at the parent's low tax basis, but the rules have strict conditions and a filing deadline. Read the full Prop 19 guide.
No, and the difference is significant. A probate loan is secured lending that stays with the estate. An inheritance advance is the sale of future inheritance rights, typically at 30 to 50 cents on the dollar. Full comparison with dollar math.
All 58 California counties, with deep experience in Los Angeles, Orange, San Diego, Alameda, Santa Clara, Contra Costa, Sacramento, Riverside, San Bernardino, and San Francisco. California only, always.
There is no generic answer that fits every trust or estate. Call us and talk to a senior loan officer who will tell you straight whether we can help and what it will cost.
Not legal or tax advice. We recommend consulting a California-licensed attorney or tax professional regarding your specific situation. All loans subject to underwriting approval. North Coast Financial, Inc. DRE Broker #01870870. NMLS ID 323044. Private money lending since 1981.
Request a call back
Tell us about the property. We will call you.
A senior loan officer at North Coast Financial reads every request and calls you back, usually the same business day. We have been a direct private money lender in California since 1981, and there is no cost or obligation to ask.
Prefer to talk now? Call 760-722-2991