You Inherited a House. We'll Take It From Here.
Losing a loved one is hard enough. Property Royals buys inherited homes for cash — fully furnished, mid-probate, multi-heir, out-of-state. One call, one offer, one closing. No clean-out, no repairs.
- We buy fully furnished — leave everythingDecades of belongings? Estate-sale leftovers? We clear it. Take what's yours, leave the rest.
- We work with executors and attorneysIndependent or dependent administration — we coordinate signatures and close on your probate timeline.
- Out-of-state? Sign remotelyMost of our inherited deals close with heirs in California, Florida, or further. Electronic notarization, wired funds.
$50k in code-violation repairs. We paid cash anyway.
An heir inherited a house — and the debt, and the mortgage, and $50k+ in code-violation repairs. They didn't have the budget or the bandwidth. We bought it as-is, paid cash, and they turned the inheritance into liquid for their family.
“They turned that inherited property into a long-term financial asset by liquidating it — cash in their bank account.”
— Blake Hawkins, Founder · Property Royals
How probate unfolds — and where we can step in.
You don't have to wait for the entire estate to settle. Texas probate has clear stages, and the executor can usually sell the house long before the final accounting.
Recorded with the county. Triggers everything else. Property is technically still owned by the estate — no sales authority yet.
Heirs file the will in probate court. Hearing scheduled. If contested, this stretches; most aren't.
Court issues the executor authority to act. Independent administration: no further court approval needed for sale. Dependent: every step requires a hearing.
We can close from this point. Independent admin: as soon as we agree on price. Dependent admin: add 60–90 days for court approval of the sale.
An inherited house gives you three real choices — only one ends fast.
Most heirs default to the path of least resistance, which is usually 'we'll figure it out later.' Later means carrying costs, family friction, and a house that's no closer to sold. Here's what each path actually costs.
Keep It
- Taxes, insurance, utilities, lawn — every month, no income
- All heirs must agree on every decision, in perpetuity
- House depreciates without daily upkeep
- Family resentment compounds. The 'temporary' decision becomes years.
List Traditionally
- $10k–$50k in repairs to make it MLS-ready
- All heirs must sign the listing agreement and every counteroffer
- 60–120 days on market, no certainty of close
- 5–6% commission + closing costs from each heir's share
Cash Sale
- Close in 2–4 weeks if independent admin; longer if you need it
- Buy fully furnished — keep what you want, leave the rest
- We coordinate with the executor and probate attorney
- One signing event. Heirs can sign remotely from anywhere.
Three steps — from offer to estate closed.
Inherited deals look complicated from the outside but follow a tight pattern. Here's exactly what happens between your call and the wire hitting heirs' accounts.
1. Cash offer
Within 24 hours of the call. We price based on actual condition, not what the house could be after $40k of repairs. No financing, no inspection waiver.
2. Pay off liens, settle estate
We coordinate with the executor and attorney. Mortgage, tax liens, HOA arrears — all paid from closing proceeds. Estate gets the net.
3. Heirs paid, house gone
Wire goes to the estate; executor distributes shares per the will. House is ours — we handle clean-out, repairs, eventual resale.
How much the estate keeps — after liens are paid.
Most inherited homes carry surprises: deferred property taxes, an old HELOC, an HOA arrears no one knew about. Slide the numbers to see what the estate walks away with after we settle them all at closing.
Estimate your take-home
Drag to match your situation. Real numbers.
Inherited-property help in Houston and San Antonio.
Probate is statewide, but the courts, judges, and timelines are local. We work with Harris County and Bexar County probate clerks every week.
Houston
Harris County Probate Courts 1–4 hear ~6,000 estates a year. Independent administration moves fastest; we close mid-probate when the executor has letters.
Get a cash offer
San Antonio
Bexar County Probate Court has its own pace — and a heavier caseload. We coordinate with SA-area probate attorneys regularly.
Get a cash offerCommon questions before you call
Probate, multiple heirs, out-of-state ownership — we've answered these a thousand times. No judgment. No pressure.
We help homeowners through every kind of life change.
Inherited isn't your situation? We've handled all of these.
Sell House As-Is
Skip repairs and showings. We buy in any condition.
Learn moreAvoid Foreclosure
Auction date approaching? We close before the gavel.
Learn moreSelling During Divorce
Clean cash sale before the decree finalizes.
Learn moreTired Landlord
Sell with tenants in place — no eviction needed.
Learn moreStop carrying the house — we'll close in weeks.
Every month the house sits costs the estate real money in taxes, insurance, and upkeep. Tell us about the property and we'll have a cash offer in 24 hours so the heirs can move on.