We buy from executors and from heirs

Independent administration is the usual Texas route, and it works well for a sale: once the court has admitted the will and issued letters, the executor can convey the property without going back for approval of each step. Where there is no will, heirs sell either on a recorded affidavit of heirship the title company will insure or after a judicial determination of heirship.

Either way, everyone with an interest signs. If four siblings inherited the house, all four are on the deed. We are comfortable coordinating that, including with heirs in different states and with an attorney handling the estate.

The house as you found it

Inherited houses are rarely sale-ready. Decades of belongings, an original 1970s kitchen, a roof at the end of its life, a garage no one has opened. You do not need to sort, donate, haul, clean, or repair anything. Take what matters to the family and leave the rest.

That is not a courtesy — it is the whole point. A conventional listing would mean a cleanout, a make-ready, and showings, all paid for by the estate before any money comes in, and all coordinated by the family member who lives closest.

  • Houses still fully furnished, including estate-sale leftovers
  • Homes with hoarding conditions or heavy deferred maintenance
  • Properties vacant long enough for insurance to lapse
  • Foundation movement, roof damage, or a failed HVAC system
  • Homes with a reverse mortgage that came due on the owner's death
  • Rental houses the deceased owner managed, tenant in place

What the carrying costs look like while you wait

Texas property taxes do not pause for an estate, and the homestead exemption and any over-65 tax ceiling that kept the deceased owner's bill low generally end, which can raise the annual bill sharply. Insurance is the other surprise: most homeowner's policies restrict coverage on a vacant house, so the estate is often either uninsured or paying more for a vacancy endorsement.

Add utilities, lawn care, and any HOA assessments, and an inherited house can cost the estate real money every month it sits. That is the number worth comparing an offer against, not just a hopeful list price.

The four-year deadline, and why dates matter

Texas generally requires a will to be offered for probate within four years of death. If a parent died years ago and no one filed anything, that changes which routes are available and can mean the estate passes under the intestacy rules instead of under the will. It is fixable, but it is a conversation to have with a Texas probate attorney now rather than after you have a contract.

Send us the date of death, whether there is a will, whether anything was filed, and which county the property is in. Those four facts tell us most of what we need to know about timing.

Frequently asked questions

Can I sell an inherited house in Texas before probate is finished?

Often yes. A contract can be signed while an independent administration is pending, with the closing after the executor receives letters. The title company sets what it needs to insure the sale.

How fast can you sell an inherited house in Texas?

If title is already clear, the sale moves at the speed of the title search — frequently a few weeks. If probate has not been opened, the court's timeline controls the start.

Do I need to clean out the house first?

No. Take what the family wants and leave everything else. We handle the rest.

What if one heir will not agree to sell?

Every owner of an interest normally has to sign. If one heir refuses, the options include buying out that interest or a partition action, and Texas has specific heirs'-property rules. That calls for a Texas attorney.

Do you buy inherited houses with a reverse mortgage?

Yes. A reverse mortgage becomes due on the borrower's death and the deadlines for heirs are short, so contact us early and get the payoff figure from the servicer.

This page is general information about selling property in Texas, not legal, tax, or financial advice. Laws change and every situation is different, so talk with a qualified Texas professional about yours.