Seven phases, seven deliverables

Nothing in the program is a promise about the court or the market. Each phase ends with something concrete in the executor's hands. Settled before anything is signed; paid at closing, nothing before.

Phase	What happens	Delivered
1. Intake	Who signs for the estate and under what authority; what has been filed and when; which clocks are running; who the attorney, CPA and managing agent are, and the executor's say-so for the program to check in with them.	The estate's timeline with every clock on it, and the first written status.
2. Value as of the date of death	Recorded Bayside sales around the date of death, closest first, same complex first for a co-op; adjustments in plain words.	The value letter: a comparative market analysis with every sale listed. Free, whether or not the home sells.
3. Clearing	Family items out, donation arranged, a cleanout crew lined up and met at the door. A cost on anything that might be fixed, next to what fixing it would change in price.	An empty home, photographed before and after, and a fix-or-not decision with numbers.
4. Tracking the clocks	Letters, the lien release, the board. The attorney, CPA and managing agent do the work; the program records where each stands and asks when something is due.	A written status after anything moves, on a stated rhythm.
5. The sale	Pricing from the same record as the value letter, the listing, showings, offers, the contract through the attorneys, the buyer's package through the managing agent.	An accepted offer and a signed contract, at the executor's pace.
6. Closing	The board decision, the lien release and the attorneys' date held in one sequence.	A closing date nobody finds out about late.
7. The estate file	Every status, every managing agent answer, every record behind the value letter, every photo.	One file the executor can hand to the heirs, the CPA or the court.

What the executor receives

A status like this one, after anything moves. Short enough to read on a phone, complete enough to forward to a sibling in another state and end the argument about where things stand.

The clocks first. Each one with who is doing it and what it is waiting on. No history, no blame; where it stands.
What moved. Only since the last status.
What the executor decides. The open decisions, with the numbers next to them.
What happens next, and from whom.

The rhythm is set at intake and kept. A program that goes quiet is worse than no program, so the cadence is one the program can hold, not the biggest one that sounds good.

Estate status

Sample. The complex is real; the estate, the people and the dates are not.

Property: apartment, Windsor Park Status as of: Tuesday, week 9

The clocks

Clock	Stands	Who
Letters	Issued week 7	Attorney
Lien release (ET-117)	Filed week 7; release expected about week 13	CPA
Board	Not started; package goes in after contract	Managing agent
The sale	Listed week 7; 9 showings; 1 offer under review	Settle Bayside

What moved this week: an offer came in at $331,000, financed, 20% down. The managing agent confirmed the building's flip tax is paid by the seller and quoted the amount. The cleanout crew finished Thursday; after photos are in the file.

You decide: accept, counter or wait. The offer sits just above the last three recorded sales in the building for the same line. The flip tax comes off the estate's side at closing.

Next: your call on the offer by Friday; contract through the attorneys the week after; board package the week after that, which starts the 15-day and 45-day clocks.

Flip tax amounts and building rules come from the managing agent and are confirmed in writing before closing. Not legal or tax advice.

What the program is not

Not the attorney

The petition, the letters and the contract are the attorney's. The program tracks them.

Not the CPA

The estate's returns and the lien release application are the CPA's or attorney's. The program makes sure they start early and records where they stand.

Not an appraisal

The value letter is a comparative market analysis by a licensed associate real estate broker. If the estate needs a certified appraisal, the letter says so.

Not a cash buyer

The home is sold on the open market at the executor's pace. If a fast sale is the right call, the program puts the recorded sales next to the offer first. More on that.

Not outside Bayside

11360, 11361 and 11364. A home elsewhere in Queens gets a straight answer and a name.

Not paid before the sale

The estate pays at closing, from the proceeds. The value letter is free whether or not the home sells.

Start here

Bayside only: 11360, 11361 and 11364. Text, call or email. The first conversation and the value letter cost nothing.

Helpful to have ready

The property address, and the building and apartment for a co-op
The date of death
Whether the court has issued letters yet
Your role: executor, administrator, heir, CPA or attorney

At the first real conversation you receive New York's required agency disclosure and housing discrimination disclosure forms.

Text Settle Bayside Call (347) 835-0302

Mobile

(347) 835-0302

[email protected]

Request a value letter in writing

Sources

Sales counts and prices: NYC Department of Finance ACRIS records (NYC Open Data) matched to tax lots in NYC PLUTO, ZIP codes 11360, 11361 and 11364, compiled by Settle Bayside. A sale is a deed or co-op transfer tax filing of $25,000 or more. An estate sale is one where the recorded seller is an estate, executor or administrator; a few sales with abbreviated seller names may be missed, so estate counts are a floor.
Estate tax lien release: NYS Department of Taxation and Finance, Release of estate tax lien.
Co-op board deadlines: NYC Local Law 58 of 2026 (Int. 1120-B), as summarized by Pryor Cashman and Armstrong Lefkowitz Sklaw.