Selling a Probate Property
A probate sale runs on the court's calendar, not yours. Everything depends on whether the personal representative holds full or limited authority — that single fact decides whether there is a hearing, and whether your accepted price is final.
- We deal with your attorney directly
- As it stands, repairs and all
- Your closing date, not ours
Court authority decides everything
Full authority, limited authority, and the overbid
A probate sale runs on the court's calendar, not yours. Everything depends on whether the personal representative holds full or limited authority — that single fact decides whether there is a hearing, and whether your accepted price is final.
Under full authority the representative sells on a Notice of Proposed Action and no hearing is needed. Under limited authority the sale goes to court confirmation, where the accepted price is only an opening bid. The statutory first overbid is ten percent of the first ten thousand dollars plus five percent of the balance — on a $400,000 offer, roughly $420,500. Retail buyers rarely accept that risk, which is why confirmation sales tend to reach investors regardless of how they were marketed.
What we handle
Where estate sales actually get stuck
Six things that come up on nearly every estate we look at.
Court confirmation timing
We close once Letters have issued. With full IAEA authority that is often two to three weeks from offer; with limited authority we bid and attend the confirmation hearing.
Multiple heirs
All heirs act through the personal representative, and title disburses exactly as instructed at closing. Nobody has to trust anybody else to pass the money along.
Estate attorney coordination
Estate counsel is usually managing a schedule, and a stalled property sale holds up distribution to the heirs. We route the offer through them and work around notice periods and hearing dates.
Property still has belongings
Take the photographs, the documents, whatever the family wants. Everything else stays and becomes our problem — nothing needs sorting or hauling.
Out-of-state heirs
Roughly half the estates we buy involve heirs living in other states. Remote or mobile notary handles the signing and nobody books a flight.
Tax basis step-up
Basis steps up to value at the date of death under federal rules, so a prompt sale usually carries little taxable gain. Your CPA will want the closing statement and the date-of-death valuation.
The Process
Selling during probate — step by step
The same three steps we run on every property, shaped around what you're dealing with.
Send us the address
Send the address by form or phone. A minute of your time, nothing pulled, nobody assigned to you.
We come back with a number
We work the numbers and come back inside a day with a figure that holds. No revisions after inspection.
Your closing date, not ours
You name the date, anywhere from a week out to a couple of months. Escrow and title are on us.
Honest Comparison
Cash sale vs. listing with an agent
What each route really costs once you count the weeks, not just the price.
FAQ
Probate questions we get most
Something we didn't cover? Pick up the phone, we'll answer it straight.
Can you close before probate is complete?
Do I need to hire a probate attorney to sell to you?
What if there are multiple heirs and we don't all agree?
How is the offer affected by probate status?
Do you pay the probate attorney fees?
Get Started
Ready to see your cash offer?
Send us the address. We'll review and call within 24 hours with a real number — no obligation, no credit check, no high-pressure follow-up.
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