Probate Property Specialist
Probate & inherited property in San Antonio.
When a parent or family member passes away, the house becomes part of a bigger decision: who has authority, what to do with the property, and how to move forward. I help heirs and executors answer those questions with clarity and no pressure.
Bexar County · Comal County · Guadalupe County · 12 years in real estate
The situation
You may be grieving, out of town, or juggling heirs. The house should not add to that.
Inherited-property clients are usually dealing with several things at once: grief, family dynamics, legal paperwork, and a house that needs decisions. Many live out of town. Many have never sold a home before. Most just want to know what the right thing to do is.
I work with heirs, executors, administrators, and estate attorneys across Bexar, Comal, and Guadalupe counties. My job is to coordinate the property side of the estate: cleanouts, repairs, pricing, listing, negotiating, and closing, in step with the probate process and the attorney's timeline.
The result is a plan. You know what is happening, what needs a decision, and what is being handled. That is the clarity people are looking for at 10 p.m. when they are stressed and do not know what to do next.
The executor's path
What an executor actually needs to do with the house.
Secure the property
Change the locks if needed, keep utilities on, and protect the home from weather, pests, and vacancy damage. A house is an asset, and it needs care while the estate runs.
Get the legal authority straight
Work with the estate attorney to open probate and get Letters Testamentary or Letters of Administration. Nothing can be sold until that authority exists.
Assess the house honestly
Get a realistic read on condition and value: what it needs, what it is worth as-is, and what it is worth repaired. This drives every decision after it.
Decide the strategy
Sell as-is, repair and sell, or transfer to heirs. I lay out the numbers for each option so the family decides with information, not guesswork.
Coordinate the sale
List, negotiate, and manage inspections, appraisals, and title work in step with the probate timeline. I handle the moving pieces with the attorney and title company.
Close and distribute
The sale closes, the proceeds go into the estate, and the family gets one less thing to carry. That is the goal, and it is achievable.
Questions heirs ask
Straight answers to the questions people Google at night.
Can you sell a house while it is in probate in Texas?
Yes. Under independent administration, which applies to most Texas wills, the executor can list and sell as soon as Letters Testamentary are issued, usually without court approval for the sale. Under dependent administration, the executor needs a court order confirming the sale before closing. Either way, an experienced agent coordinates the listing with the probate timeline so the sale does not stall.
How long does probate take in Texas?
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.
What happens if multiple heirs disagree about selling the house?
Disagreement is common, and it is usually about emotion, not the property. The executor has the legal authority to make decisions, but a good process brings the family along: clear numbers, honest options, and a plan everyone understands. When heirs are stuck, I help translate the situation into a decision the family can live with.
Do we need to clean out the house before selling?
Not always. If the house is full of belongings, we can sell it as-is, or we can coordinate a cleanout and sell it ready to show. It depends on the value of the contents, the condition of the home, and the timeline. I give you a straight answer on which approach nets more, because I have coordinated dozens of cleanouts.
Should we fix an inherited house before selling?
Sometimes yes, sometimes no. My renovation background means I can tell you exactly 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.
We live out of state. Can you handle the whole thing?
Yes. 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 designed so you do not have to fly back and forth.
As-is, repairs, or full prep
The house is full of belongings and needs work. Now what?
This is the most common inherited-property scenario: a home that has not been touched in years, full of a lifetime of belongings, needing repairs. Families assume it is a nightmare. It is actually a process, and I have run it dozens of times.
We decide what to do with the contents, what repairs matter, and whether the house sells as-is or after preparation. I coordinate the cleanout and the contractors, and I price the home so it actually sells. You stay in control of every decision, and you never have to do it alone.
I've got you
You do not have to figure this out alone.
Tell me where things stand: the house, the estate, the family, the timeline. I will tell you what I would do first and what the realistic next step is. No pressure, just a plan.