Selling an Inherited or Probate House? We Make It Simple.

Grief, out-of-state heirs, an attorney you're not sure how to talk to, a house nobody wants to clean out — probate sales are heavy on top of already being hard. We buy inherited property as-is, work directly with the personal representative or the attorney, and can often move before probate is even finished.

Helping heirs and personal representatives sell inherited property in Jacksonville, Fernandina Beach, Yulee, Orange Park, St. Augustine, Palatka, and all of Northeast Florida.

Multiple heirs

Out of state

House full of belongings

Probate still open

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No cleanout required Leave furniture, belongings, everything — we buy the house as-is.

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We work with your attorney Coordinate directly with the personal representative or probate attorney.

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Flexible on timing We can start now and close once you have authority to sell.

Real Case — $150,000 Seller-Financed, Attorney-Closed 2024

An heir sold to us at $160,000 — $150,000 of it seller-financed with monthly payments, attorney-closed and secured by the property. The structure also protected her living situation and her water rights.

See the redacted closing statement →

Get Your Written Offer

We reply fast: initial email review in 1–2 hours. No obligation.

What's the main situation?

What Makes Probate Sales Different

An inherited house isn't a normal listing. These are the three things that trip up most sellers.

The authority question

Someone has to have legal authority to sell

Until a personal representative is appointed by the court, no one can legally sign a purchase contract. We can start the conversation and line up an offer while that process is moving, so you're not losing months once you're cleared to close.

The heirs problem

Multiple heirs rarely agree on everything

One sibling wants to sell fast, another wants to hold, a third is out of state and hard to reach. We've closed deals with heirs spread across the country — we just need everyone's signature, not everyone's agreement on strategy.

The condition problem

Inherited houses are rarely move-in ready

Deferred maintenance, decades of belongings, sometimes a passing that happened in the home. Traditional buyers walk away from this. We buy it exactly as it sits — no cleanout, no repairs, no showings.

How a Probate Sale Works With Us

Three steps, coordinated around the court timeline — not against it.

Step 1

We talk through where probate stands

Is a personal representative appointed yet? Is there a will? We figure out what stage you're at and what needs to happen before a sale can close.

Step 2

We give you a written cash offer

Based on the property's condition as-is. No repairs, no cleanout, no staging. You and any co-heirs review it with zero pressure.

Step 3

We close once you have authority to sell

Attorney-closed, on file at the county. If probate is still moving, we stay in touch and close as soon as the court clears it.

Real Closings — Redacted HUD Proof

Real Heirs. Real Closings. Real Numbers.

Each card shows a real inherited-property situation we solved — with a redacted closing statement you can review. Look for "Due to Seller" on the HUD.

InheritanceTenantsCode Issue

"She feared losing her water."

Situation: Inherited mobile home. Tenant trashed it. Shared well + code restrictions blocked a normal sale.
What we did: Structured a plan that protected her living situation and water rights.
Result: Clean closing with net proceeds in hand — no panic decisions.

LandlordTenantsRepairs

"She wanted out — without hurting tenants."

Situation: Burned-out landlord. Repairs needed. Didn't want to displace tenants or manage contractors.
What we did: Presented cash and terms options. Committed to keep tenants in place short-term.
Result: Sold without showings, repairs, or tenant chaos.

Late PaymentsLienRepairs

"She was upside down and stuck."

Situation: Behind on payments. Code lien. Would've needed cash to close a traditional sale.
What we did: Took over the existing mortgage and covered closing costs — no out-of-pocket for her.
Result: She walked away without bringing a check to closing.

📁 Full redacted closing statements available on request. Every deal is attorney-closed.

Straight Answers — No Runaround

The questions we hear most about selling inherited or probate property.

In many cases, yes — once a personal representative (executor) is appointed by the court, they can typically sign a purchase agreement. The closing itself may need to wait for court authority, but we can get the paperwork moving now instead of losing months.

Usually, yes, if the property is owned by multiple heirs. We've closed deals with heirs spread across different states and even coordinated with disagreeing siblings. We can work with your probate attorney to structure it correctly.

Leave it. We buy the property as-is, including anything left inside. You don't need to clean out, donate, or haul anything before closing.

If probate hasn't been opened yet, you'll likely need one to get appointed as personal representative. We work alongside your attorney (or can point you to one) — we don't replace that step, we make the sale itself simple once you have authority to sell.

That's common with inherited property. We factor payoffs, liens, and back taxes into the numbers up front and show you the net figure — what actually lands in the estate's hands — before you commit to anything.

No. We review the situation, walk the property, and give you a written number. You're free to compare it against listing or another buyer with zero pressure.