The questions people ask before they call.

Start by slowing down. Gather the basics: the death certificate, the will if there is one, and the condition of the property. The house becomes part of the estate, and the executor or administrator appointed through probate is the person with legal authority to deal with it. Then get a realistic read on the property's condition and value, and decide between selling, renting, or transferring it. I help heirs work through exactly that, step by step.

Under independent administration, which applies to most Texas wills, the executor can list and sell the property as soon as Letters Testamentary are issued, usually without court approval for the sale. Under dependent administration, a court order is required before closing. The house cannot close until the executor has legal authority, but we can prepare the property and plan the sale while probate runs.

Texas probate typically takes about 6 to 12 months for a full administration. Independent administration generally finishes in 4 to 9 months, while dependent administration can take 8 to 18 months or more. There is no deadline to sell the house itself, but the estate must file for probate within 4 years of the death to gain legal authority to sell.

Yes. Once the executor receives Letters Testamentary, or Letters of Administration if there is no will, they have the authority to sell the property. Under independent administration, no court approval is needed for the sale. The executor must act in the estate's best interest and notify heirs of the proposed sale.

Disagreement is common, and it is usually about emotion rather than the property. The executor holds the legal authority to make decisions, but the best outcomes come from a process the family understands: clear numbers, honest options, and a plan. I help translate the situation into a decision everyone can live with.

Not always. A house full of belongings can be sold as-is, or we can coordinate a cleanout and sell it ready to show. The right answer depends on the value of the contents, the condition of the home, and the timeline. I have coordinated dozens of cleanouts and will give you a straight answer on which approach nets more.

Sometimes yes, sometimes no. My renovation background means I can tell you what a repair costs and what it adds to the price. For many inherited homes, the honest answer is to sell as-is at a price that reflects the condition. For others, a short list of repairs returns real money. You get the numbers for both before you spend a dollar.

Yes. As-is sales are common, especially for inherited homes, vacant properties, and houses that need significant work. As-is does not mean the house is unmarketable; it means the price reflects the condition and the buyer takes on the repairs. The key is pricing it honestly so the right buyers, including investors, actually see it.

The repairs that matter are the ones buyers can see and the ones lenders and appraisers care about: fresh paint, clean flooring, functioning kitchens and baths, and no obvious red flags like roof leaks, foundation cracks, or HVAC problems. You do not need a full renovation. I will walk the property and give you a prioritized list with real costs.

Spend where the money comes back. Before buying anything, get a realistic estimate of the home's value as-is and repaired. If the value gap is smaller than the repair cost, the repairs are not worth it. I show sellers both numbers so the decision is arithmetic, not guesswork.

A realistic value comes from comparable sales, current market conditions, and an honest assessment of condition. Market reports give averages; your home's number depends on its own situation. I walk the property, pull the comps, and show you the range, plus what it would take to reach the top of it.

In a balanced market, the usual causes are price, condition, presentation, or marketing. An overpriced house gets silence, not lowball offers. A house that shows poorly loses to the next listing. If your listing has sat or expired, I will give you an honest read on what is happening and what I would change.

It depends on the gap. If the house is priced above its condition, lowering the price may be the fastest fix. If the condition is the problem, a short list of high-impact repairs can move the needle more than a price cut. I run both scenarios and show you which one nets more.

A long inspection report feels worse than it usually is. Most reports list manageable items, and the deal rarely falls apart over them. I translate the report into what matters, what does not, and what is reasonable to negotiate, so you respond to the buyer with a plan instead of panic.

The buyer can make up the difference, the seller can lower the price to the appraised value, or the two sides can split the gap. The buyer can also challenge the appraisal if the appraiser missed comparable sales. I bring the sold data and lay out the options so you decide with information, not fear.

The sale price minus agent commissions, title and escrow fees, prorated taxes, and any repairs or concessions. Before we list, I show every seller a full net sheet: price, costs, and estimated proceeds. You will know the number before you commit, not at the closing table.

The main costs are the agent commissions for both sides, title policy and escrow fees, prorated property taxes, and any repairs or concessions the buyer negotiates. All of it is negotiated and disclosed up front, and I walk you through the full net sheet before we list.

You do not need to be here. I coordinate the property, the contractors, the cleanout, the listing, and the paperwork, and I keep you updated with clear communication throughout. Many of my inherited-property clients live out of town, and the process is built around that.

Title issues are common in estates, and they are resolvable. The title company runs the title search, and I coordinate with the estate attorney to clear liens, unpaid taxes, and other claims before closing. You get a clear picture of what exists and what it takes to resolve it.

An agent who understands the property itself, the numbers, and the legal process around it. That combination, traditional sales experience plus hands-on renovation knowledge plus probate expertise, is exactly what I bring. Bring me the situation and I will help you figure out the next move.