Handling a probate property doesn't have to take a year
If you're the executor or heir of an estate with a house in it, you're juggling a court process, attorney bills, an empty (or full-of-belongings) property, and family members with opinions. Homestead Cash Buyers works with executors, administrators, and heirs across DFW to turn estate houses into cash — as-is, contents and all, on the court's timeline or yours.
How probate works in North Texas — the short version
Texas probate is friendlier than most states, but it's still a court process:
- Where you file depends on the county. Tarrant County has two dedicated Probate Courts (100 W. Weatherford St., Fort Worth). Dallas County has three statutory probate courts (George Allen Courts Building, 600 Commerce St.). In Collin County, probate runs through the County Courts at Law in McKinney.
- You almost always need an attorney. Texas courts require executors and administrators to be represented by a licensed attorney, because they act on behalf of other beneficiaries and creditors.
- Independent administration is the norm. If the will names an independent executor (or all heirs agree), the executor can sell estate property without asking the court's permission for each step — which is what makes a fast cash sale possible.
- There are deadlines. An inventory of estate assets is generally due within 90 days of the executor qualifying (Tarrant County warns of fines up to $1,000 for missing it), and a will should be admitted to probate within 4 years of death.
- Typical timeline: an uncontested independent administration usually opens in 3–6 weeks (application → posting period → hearing → letters testamentary), and the estate wraps up in 6–12 months. The house can often be sold long before the estate closes.
No will? The property may pass by intestate succession — often handled with an heirship determination or an affidavit of heirship instead of full probate. Our inherited house page covers those paths.
Skip the wait. Get a fair cash offer today.
Why estate houses fit a cash sale
Probate houses are usually 20–40 years behind on updates, sometimes occupied by a relative, and always costing the estate money: taxes, insurance (vacant-home policies cost more), utilities, lawn liens. Listing one means clearing it out, making it show-ready, and asking financed buyers to wait out court paperwork — the exact buyers most likely to walk.
We do the opposite:
- Buy strictly as-is — take the photos and keepsakes you want; we handle everything left behind, including full clean-outs.
- Work with your probate attorney and the title company on letters testamentary, heirship affidavits, and lien payoffs — we've closed estates with multiple heirs across several states.
- Flexible closing — we can sign a contract now and fund the day your authority is confirmed, so no time is wasted.
- No commissions or fees — more stays in the estate for the beneficiaries.
What waiting costs the estate
While a probate house sits, the estate keeps paying: Tarrant, Dallas, and Collin county property taxes accrue daily; vacant-home insurance runs 1.5–3× normal premiums (and many policies lapse after 30–60 days of vacancy); utilities, lawn crews, and the occasional city code notice add up; and vacant houses attract break-ins and copper theft. On a typical DFW estate home that's $1,500–$3,000 per month in real carrying cost — money that comes straight out of the beneficiaries' inheritance. A fast as-is sale converts the house into cash the estate can actually distribute. If the will grants the executor a power of sale, no extra court order is needed; if not, we simply build the court-approval step into the closing timeline.
Get a cash offer on an estate property
Tell us about the property below — one minute, no obligation. We'll respond the same day and work at whatever pace the estate requires.
Frequently asked questions
Can I sell the house before probate is finished?
Usually yes. An independent executor with letters testamentary can typically sell without further court approval. Dependent administrations need a court order — slower, but we work with those too.
All the heirs don't agree. Can anything happen?
Every owner/heir must ultimately sign. What we can do is provide a concrete written offer — a real number often turns a family stalemate into a decision.
Do we owe taxes on the sale?
Texas has no state inheritance tax, and heirs generally receive a stepped-up basis to date-of-death value — so selling near current value often means little or no capital gain. Confirm specifics with a CPA.
The house still has a mortgage. Is that a problem?
No — the payoff is settled at closing from proceeds, like any sale. If foreclosure is already threatened on an estate home, see our foreclosure page; timelines matter there.
What do you need from me to make an offer?
The address, whatever you know about condition, and where the estate stands (will/no will, executor named or not). We'll have a written offer within 24 hours and can coordinate directly with your attorney from there.