Question 1

Can I Sell a House While It's in Probate?

Accepted Answer

Yes, absolutely. In fact, selling during probate is often smarter than waiting for probate to finish. Here's why: Probate typically takes 12–18 months. During that time, you're paying property taxes, insurance, and maintenance. The house might deteriorate. Family disputes can arise. Selling during probate (with court approval) lets you close in 7–14 days instead of waiting, distribute proceeds to heirs immediately, avoid family disputes, and minimize carrying costs. Court approval process: In most states, you file a petition with probate court, wait 45–90 days for approval, then close. Our process handles the court coordination. Your probate attorney guides you. Timeline: 45–90 days to get court approval, then 7–14 days to close. Total: 3–4 months — versus 12–18 months if waiting for probate to finish.

Full guide: How to Sell During Probate →

Question 2

How Much Does It Cost to Sell With You?

Accepted Answer

Our fee is 2–3% of the sale price. That's it. No hidden costs, no surprise fees at closing. Example on a $1,000,000 house: • Our fee (2–3%): $20,000–$30,000 • You receive: $970,000–$980,000 Compare to a realtor: • Realtor commission: 6% ($60,000) • Closing costs: $3,000 • You receive: $937,000 Our advantage: You net $33,000–$43,000 more than the realtor path, plus close 4× faster. What's included in our fee: title review and coordination, probate court paperwork (if needed), closing coordination, and all administrative costs. What's NOT included: property taxes owed (paid from proceeds), mortgage payoff if applicable (paid from proceeds), and probate attorney fees (separate, typically $2,000–$5,000).

Question 3

What If There Are Multiple Heirs?

Accepted Answer

Multiple heirs means multiple opinions. This is the biggest challenge in inherited property sales. Common scenario: one heir wants to sell immediately, another wants to keep and rent, a third is indifferent but worried about losing value. How we solve this: 1. Quick resolution — We make an offer. Heirs see actual dollars on the table. Suddenly everyone agrees selling makes sense. 2. Simple paperwork — We coordinate with all heirs at once. No one individual has to manage the process alone. 3. Fair distribution — Sale proceeds are split equally according to the will or estate plan. No fighting over fairness. 4. Mediation if needed — If heirs genuinely can't agree, we recommend mediation ($1,000–$3,000). Much cheaper than months of conflict. The math that convinces everyone: keeping the house costs $10,000+ per year in carrying costs plus family management headaches. Selling for cash means heirs receive their share immediately and can invest how they want.

Question 4

How Long Until I Actually Close?

Accepted Answer

7–14 days from accepted offer to actual closing. Our timeline: • Day 1: You accept our offer • Days 2–5: Title work (we coordinate everything) • Days 6–10: Final probate court approval (if needed, attorney handles) • Days 11–14: Closing appointment • Day 14: Funds in your account Why so fast: We don't wait for buyer financing (we're the buyer, we pay cash). We don't do inspections (we buy as-is). We coordinate title work in parallel, not sequentially. No contingencies — the deal is binding. Realtor timeline for comparison: marketing phase 30–45 days, inspection and appraisal contingencies 14–21 days, buyer financing 30–45 days. Total: 90–120+ days. If you need court approval first: Your probate attorney handles this (45–90 days). That's separate from our process. Once you have court approval, we close in 7–14 days.

Question 5

What If the House Needs Repairs?

Accepted Answer

We buy as-is. No repairs needed — ever. What "as-is" means: • Roof leaking? No problem. • Needs foundation work? No problem. • Hoarding situation? No problem. • Flooded? No problem. • Any condition whatsoever: No problem. We factor all of it into our offer. You don't pay for repairs. We do. Why this matters: If you use a realtor, they'll pressure you to fix the roof ($20K), get a foundation inspection ($2K), negotiate repairs if the buyer finds issues ($10K–$30K), and accept a lower price because of conditions ($50K–$100K). Total realtor path with repairs: $80K–$150K in concessions. Our path: You sell as-is, we buy as-is, no repair negotiation. Example — house needs $40K in repairs: • Realtor path: Fix repairs ($40K) → list at $900K → sell for $850K → commission ($51K) → net $759K • Our path: Offer $800K as-is → fee ($16K) → net $784K We net you $25K more, with zero repair hassle.

Question 6

How Does Probate Court Approval Work?

Accepted Answer

You need court permission to sell inherited property in most states. Here's the process: Step 1 — File Petition (attorney does this): Your probate attorney files a petition with the court explaining the property, the proposed sale, and why you're selling. Step 2 — Notify Heirs (1–2 weeks): All heirs receive notice. They have the right to object (rare if the price is fair). Step 3 — Appraisal (if required): Court may require an independent appraisal to confirm fair market value. Step 4 — Court Hearing (1–2 weeks): Judge reviews the petition. Usually approves if the price is fair, the executor followed fiduciary duties, and all heirs were notified. Step 5 — Approval Granted: You're approved to sell. Court gives you an authorization document. Timeline: 45–90 days typical (varies by state and court backlog). Our role: We coordinate with your attorney, provide documentation they need, and explain the process. We've done this 500+ times. Cost: Attorney typically charges $1,500–$3,000 for this process.

Question 7

Is This Legitimate or a Scam?

Accepted Answer

Great question. There ARE scams in this space. Here's how to verify we're legitimate: We're licensed: Licensed real estate principals in all 50 states. DRE licenses are publicly available (California, for example). We're registered businesses, not fly-by-night operators. We have a verifiable track record: 500+ deals closed, $500M+ in volume, 4.9/5 star reviews (100+ verified), 25%+ repeat clients (wouldn't happen if we were scamming). We're transparent: No hidden fees (all costs disclosed upfront), no fine print, free offer with no obligation, no pressure — you decide when you're ready. How to verify any cash buyer: 1. Ask for their license (look it up in state records) 2. Ask for references (call previous sellers) 3. Ask for closing timeline in writing 4. Check their credentials and certifications (we hold a CPRES certification) 5. Read Google reviews — recent ones, not just the positive ones Red flags to avoid: unlicensed buyers, pressure to accept an offer, "too good to be true" offers, no verifiable references, vague about fees, won't provide a written offer. We welcome verification. Call our references. Look up our licenses. Review our track record. We're confident.

Question 8

How Is This Different From a Realtor?

Accepted Answer

The key differences: Timeline: We close in 7–14 days. A realtor takes 90–120 days. Commission: Our fee is 2–3%. A realtor charges 6%. Inspections: None with us. Required with a realtor. Appraisals: None with us. Required with a realtor. Contingencies: None with us. Financing, appraisal, and inspection contingencies with a realtor. Repairs required: No with us. Often yes with a realtor. Deal certainty: 99%+ with us (cash in hand). 70–80% with a realtor (financing can fail). Your involvement: Minimal with us. High with a realtor. Net proceeds: Typically 95–98% with us. Typically 90–94% with a realtor. When a realtor might be better: perfect house in a hot market, you have 3+ months to wait, you want maximum price, house needs no repairs. When a cash buyer is better: any condition (repairs needed), you need cash fast, multiple heirs (avoid disputes), court wants quick asset liquidation, you're overwhelmed with the process. Bottom line: We're faster and cheaper. A realtor might get a slightly higher gross price. Choose based on your priorities.

Frequently Asked Questions: Selling Your Inherited House in 7–14 Days

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