Is it possible to sell while the estate is still in probate?

Sometimes. It comes down to whether there's a will, who the court appoints, and how much authority that person gets. Your estate attorney can tell you when the executor is allowed to sign. We can put an offer on the table now and close once that's settled.

Do all the heirs have to agree?

Usually, yes, if there's no executor with authority to sell. When several people own the house together, the title company will want everyone's signature. Our written offer gives the family one number to look at together.

Do we have to clean out the house first?

No. Take what you want to keep and leave the rest. We handle what remains after closing.

What if the house is in bad shape?

That's fine. We buy as-is with no repairs and no inspection. You don't need to go into unsafe spaces like a sagging attic or a damp crawl space to show us anything.

Can the whole sale happen from another state?

In most cases, yes. We can see the house on a video call while a relative or neighbor walks it with a phone. The title company can often handle signing by mail or remotely, so a trip back to Van Horn is usually optional. We stay in touch by phone from the first offer to closing day.

What if we decide not to sell to you?

There's no obligation at all. If a different route suits your family better, we'll tell you who we think is the right person to talk to next.

Man in denim shirt and woman in floral top stand in a doorway looking into an older home with wallpaper, a china cabinet, moving boxes and a plaid sofa beyond

ServicesInherited & Probate Houses

Sell an Inherited or Probate House in Van Horn

You inherited a house you didn't ask for, and now it needs a plan. We buy inherited and probate houses as-is, contents and all. You don't fix anything, clean anything or pay fees. We work around the court timeline, and you choose the closing date.

Book a free 5-minute walk-through: (915) 671-2513

A simple sale for a house that came with a will

An inherited house often sits empty while the family sorts things out. Bills keep coming. The roof, the wiring and the locks get no attention. Someone has to drive over and check on it, and that gets old fast.

We buy the house the way it is. Furniture, old paint cans, a garage full of tools, a roof that leaks. You don't have to haul anything out or climb a ladder to look at damage. We walk through, we make a fair offer, and the estate keeps moving.

We are not lawyers, and we don't act like it. We work alongside the executor, the estate attorney and the title company so the paperwork lines up with what the court allows.

What we handle for the estate

A free walk-through

We look at the house in about five minutes. You can meet us there, or we can go over it by phone or video if you live out of town.

A free cash offer in writing

You get a no-obligation cash offer you can share with the other heirs and the attorney. No appraisal, no inspection and no financing contingency hold it up.

Contents stay where they are

Take the photos, papers and keepsakes you want. Leave the rest. We deal with what's left after closing, so nobody in the family is lifting heavy furniture or digging through a dusty attic.

No repairs, no fees

There are $0 fees and $0 commission. We cover the closing costs tied to the sale, so the estate isn't paying out to get the house sold.

Help even if we're not the fit

Maybe our offer isn't the right answer for your family. That's okay. We'll still hand you the name of the best other person to call for your situation.

Two women stand beside a modest single-story house with peeling siding and a garage door, looking up at the roofline as one takes notes on a clipboard.

Signs it's time to sell the inherited house

Nobody wants to move in: If no heir plans to live there, the house is just a cost. Taxes, insurance and utilities add up every month it sits.
It isn't safe to keep checking on: Soft floors, loose steps, old wiring or a roof that lets water in are real hazards. You shouldn't have to walk through that alone to keep an eye on things.
The heirs live far apart: Splitting chores and decisions across several states is hard. A cash sale gives everyone one clear number to agree on.
It's full of a lifetime of stuff: Cleaning out a house can take months of weekends. Selling as-is lets you keep what matters and stop there.
Back taxes or liens are piling up: Unpaid bills on the property don't go away during probate. A sale can settle them at closing through the title company.

How the sale works, step by step

1
Phone call and walk-through
Tell us about the house and how far along the estate is. Then we put a free 5-minute walk-through on the calendar, either at the house or over a video call.
2
Written cash offer
We give you a fair offer with no obligation. Take your time and talk it over with the other heirs and the attorney.
3
Paperwork lines up
In Texas, an executor usually needs authority from the probate court before signing a sale. We wait for that and work with the title company on any heirship or title questions.
4
You pick the closing date
Close soon, or wait until the family has had time to go through the house. The date is yours to choose.
5
Closing at the title company
The title company handles the funds and pays off any liens. Out-of-town heirs can often sign remotely, so nobody has to make an extra trip.

What shapes the offer on an inherited house

The estate pays nothing in fees or commission. Closing costs that come with selling are on us. The offer itself depends on the house and where the estate stands, and we explain what we saw so the number makes sense.

Condition of the house: Roof, foundation, plumbing and wiring matter most. We price in the repairs so you don't have to make them.
Title and heirship questions: Missing heirs, an old unreleased lien or a will that hasn't been probated can take more work to clear. That can affect timing more than price.
Taxes and liens owed: Back property taxes and any loan balance are paid at closing from the sale. What's left goes to the estate.
Contents left behind: A house full of furniture and belongings takes work to clear out. A light load and a full one are priced differently.

What families ask us about probate sales

Is it possible to sell while the estate is still in probate?: Sometimes. It comes down to whether there's a will, who the court appoints, and how much authority that person gets. Your estate attorney can tell you when the executor is allowed to sign. We can put an offer on the table now and close once that's settled.
Do all the heirs have to agree?: Usually, yes, if there's no executor with authority to sell. When several people own the house together, the title company will want everyone's signature. Our written offer gives the family one number to look at together.
Do we have to clean out the house first?: No. Take what you want to keep and leave the rest. We handle what remains after closing.
What if the house is in bad shape?: That's fine. We buy as-is with no repairs and no inspection. You don't need to go into unsafe spaces like a sagging attic or a damp crawl space to show us anything.
Can the whole sale happen from another state?: In most cases, yes. We can see the house on a video call while a relative or neighbor walks it with a phone. The title company can often handle signing by mail or remotely, so a trip back to Van Horn is usually optional. We stay in touch by phone from the first offer to closing day.
What if we decide not to sell to you?: There's no obligation at all. If a different route suits your family better, we'll tell you who we think is the right person to talk to next.

Two people seen from behind shaking hands on the sidewalk in front of a renovated white single-story house with a dark front door, a green lawn and a concrete walkway

Let's look at the house together

One short call gets a free walk-through on the calendar, at the house or over video. You'll get a written cash offer with no fees and no pressure to take it.

Set up your free walk-through at (915) 671-2513