When someone dies owning a house in their own name, the house usually goes through probate: a court confirms who has authority over the estate, the estate's bills get paid, and what is left passes to the heirs. Until that authority exists, nobody can sign a deed — not even the person named in the will.
Once the court appoints a personal representative (an executor or administrator), that person can usually sell the house. Many choose a cash sale because the house is often dated or full of belongings, the heirs live in different cities, and the estate keeps paying taxes, insurance and utilities every month it sits.
Your options
List it with an agent
Often the highest price if the house shows well and the heirs can fund repairs, cleanout and months of carrying costs. Every heir with a say has to agree on price and timing.
One heir buys out the others
Works when someone wants to keep the house and can qualify for a loan or pay cash. An appraisal keeps the price fair for everyone.
Sell as-is for cash
The buyer takes the house with the furniture, the repairs and the paperwork timeline. Fewer steps for the personal representative, and the estate stops paying to hold it. The price reflects the condition.
Timing that matters in probate
- No one can sell until the court issues letters (testamentary or of administration) — the buyer's title company will ask for them.
- Some states and some estates need the court to approve the sale price, or require notice to the heirs first; a cash buyer who knows probate builds that wait into the closing date.
- Creditors usually have a claim period after notice is published. The estate can often sell during it, but the proceeds may need to stay in the estate until it ends.
- Taxes keep coming due. An estate that falls behind on property taxes adds a second problem to the first.
What to have ready
- The case number and the court the estate is filed in
- The letters naming the personal representative
- The death certificate
- Who the heirs are and whether they agree on selling
- Keys, utilities status and any mortgage statements
Don't have all of it? Send the form anyway — buyers can work with what you have.
How it works
One form instead of a dozen phone calls with buyers.
Tell us about the house
One short form: the address, its condition, your timeline and your situation. No photos, no showings, no appraisal.
Local cash buyers compete
We share the house — not your contact details — with local investors who buy in your area, and they put their best offers forward.
We match you with the right one
We look past the headline price at the closing date, the conditions and the buyer's record, introduce you to the best fit, and you decide.
Questions sellers ask
Can I sell a house before probate is finished?
Usually yes, once the court has appointed a personal representative and issued letters. Probate doesn't have to close first. What you can't do is sign before you have that authority.
Do all the heirs have to agree to sell?
It depends on the state and on the powers the court gave the personal representative. With full powers, the representative can often sell with notice to the heirs; otherwise the heirs' consent or court approval is needed. An estate attorney can tell you which applies.
Do we have to clean out the house first?
Not for a cash sale. Buyers who purchase estate houses expect furniture and belongings. Take what the family wants to keep; the buyer handles the rest.
Who gets the money from the sale?
The proceeds go to the estate, not to any one heir. The personal representative uses them to pay the estate's debts and costs and then distributes the rest as the will or state law directs.
General information, not legal, tax or financial advice. Rules differ by state and county — talk to a local attorney about your situation.