In brief: A trustee may not use trust property for personal benefit, and a transaction between trustee and beneficiary that gives the trustee an advantage is presumed to be a breach of fiduciary duty (Probate Code § 16004). When a Hidden Hills estate is sold to an insider, the sale can be challenged. Hackard Law handles these cases on contingency: no fee and no costs if there is no recovery, unless your written agreement provides otherwise.
By Michael Hackard, California trust and estate litigation attorney. Last reviewed October 26, 2026. Updated November 3, 2026.
Hidden Hills estates are large, private, and rarely come to market. That makes them easy to sell quietly. When the trustee, or the trustee’s favored sibling, is also the buyer, the price is whatever the trustee says it is.
Hidden Hills was developed from 1950 by A.E. Hanson, who also built Rolling Hills, and incorporated in 1961. It is a gated residential city with a strong equestrian tradition, including a “Church on Horseback” begun in 1959.
A trustee may not use trust property for personal profit or engage in transactions that conflict with the beneficiaries’ interests. A transaction between trustee and beneficiary that gives the trustee an advantage is presumed to be a breach of fiduciary duty (Probate Code § 16004). The trustee must also deal impartially with all beneficiaries (Probate Code § 16003).
A trustee can usually sell trust real estate without court approval, but the power is bound by these duties. A sale to the trustee or a favored beneficiary without an independent appraisal, open marketing, or disclosure to the other beneficiaries can be challenged, and the trustee can be ordered to repay the difference (Probate Code §§ 16420, 16440).
Source: U.S. Census Bureau, 2020 Census, 2025 population estimates, and American Community Survey 2020–2024.
Trust and probate cases for Hidden Hills are heard in the probate departments of Los Angeles County Superior Court, Stanley Mosk Courthouse, 111 North Hill Street, Los Angeles, California 90012, approximately 29 driving miles from Hidden Hills. Actual distance varies by starting point and route. Hackard Law’s office is in Sacramento County. The firm handles matters in Los Angeles County Superior Court and throughout California.
Hackard Law represents families on a contingency basis. The fee is a percentage of the recovery, stated in a written agreement before work begins. The firm advances the costs of the case, which are repaid from the recovery. If there is no recovery, you owe no fee and no costs, unless your written agreement provides otherwise.
A trustee with a power of sale may sell trust property, but must act impartially and obtain a fair price. A sale to the trustee or a favored beneficiary can be challenged as self-dealing or a breach of the duty of impartiality (Probate Code §§ 16003, 16004). Beneficiaries may petition the court to stop or review the sale.
Not without risk. A trustee may not engage in transactions with the trust that conflict with the beneficiaries’ interests (Probate Code § 16004). A transaction between a trustee and a beneficiary that gives the trustee an advantage is presumed to be a breach of fiduciary duty.
Surcharge is a court order requiring a trustee to pay back losses caused by a breach of trust (Probate Code § 16420). The trustee can be charged with the loss to the trust, any profit the trustee made through the breach, or profit the trust would have earned without it (Probate Code § 16440).
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