The house is full of a lifetime of belongings
You don’t need to empty it. Take what matters to your family and leave the rest. We handle the cleanout after closing.
Inherited House Buyer
Sell an Inherited House in Houston, As Is, for Cash
Inherited a house you don’t want to keep, fix up or manage? Wally Joe buys inherited houses in Houston for cash, in any condition and with the belongings still inside. We work with your probate attorney and title company, so the sale closes as soon as the paperwork allows.
- Any condition
- Belongings can stay
- No repairs
- Works with your probate attorney
Get Your Cash Offer
Tell Us About the Inherited House
Share the address and where you are in probate, and Wally Joe will call you back with a fair cash offer. Haven’t started probate yet? That’s fine. Prefer to talk first? Call 713 231 8030.
- Your details stay private
- No obligation offer
- Any stage of probate
Quick Answer
Can I Sell an Inherited House in Houston?
Yes. In Texas, the house passes to the heirs when the owner dies. To sell it, the title company needs papers showing who now owns it. Depending on the family situation, that can be a probated will, a court order or a recorded affidavit of heirship. Once the title company accepts those papers, we can close in as little as 7 to 14 days, and you don’t have to repair or empty the house.
Selling an inherited house in Texas: key facts
- Harris County has five statutory probate courts. Courts 1 to 4 sit at 201 Caroline in downtown Houston, and Court 5 is at 1115 Congress.
- A will generally has to be offered for probate within four years of the death (Texas Estates Code section 256.003).
- A small estate affidavit can transfer real estate only if the homestead is the only real property in the estate (Estates Code section 205.006).
- Texas has no inheritance tax, and in November 2025 voters added a ban on one to the state constitution.
- For federal taxes, an inherited house usually gets a “stepped up” basis equal to its value on the date of death.
General information, not legal or tax advice.
Probate Paperwork
How to Sell an Inherited House in Houston: Which Paperwork Do You Need?
The paperwork depends on whether there was a will and how simple the family situation is. These are the most common ways Houston families get an inherited house ready to sell.
| Your situation | Common path | What it does | Good to know |
|---|---|---|---|
| There’s a will, and the only debts are on the house | Probate the will as a muniment of title | The court accepts the will as proof of who owns the house, without appointing an executor | Generally only within four years of the death. A mortgage on the house doesn’t rule it out |
| There’s a will with debts, or several assets | Independent administration | The court appoints an executor, who can usually sell the house without asking the court for each step | Most common for larger estates |
| No will, and the family facts are simple | Affidavit of heirship | A sworn statement of the family history, recorded in the county property records | Title companies usually want two witnesses who knew the family and inherit nothing |
| No will, and the house was a homestead going to a spouse or minor children | Small estate affidavit | A court approved affidavit for small estates | Other assets must total $75,000 or less, not counting the homestead and exempt property |
| No will, with missing heirs or family disagreement | Court proceeding to declare heirship | A judge decides who the heirs are | Takes longer, but gives the title company a clear answer |
| The owner signed a transfer on death deed | Affidavit of death, recorded with the death certificate | Passes the house to the named beneficiary without probate | The beneficiary must outlive the owner by 120 hours |
The title company makes the final call on which papers it will accept. Talk to a Texas probate attorney before you file anything. We’re happy to work with yours.
Simple Process
How Our Process Works for Inherited Houses
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Call or fill out the form
Tell us about the house and where you are in probate. If you haven’t started, that’s fine. Many families call us first so they know what the house is worth before they talk to an attorney.
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Get a written cash offer
We can walk the house with you, or work from photos if you live out of town. You don’t need to clean it out or fix anything first.
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Close when the paperwork is ready
Once the title company has what it needs, we close on the date you choose. The title company pays off any mortgage, back taxes or liens from the sale and splits the rest among the heirs as the documents direct.
Ready for step one? Fill out the form or call 713 231 8030.
Compare Your Options
Selling an Inherited House: Cash Buyer vs Agent vs By Owner
| Compare | Our Offer Sell to us for cash | List with an agent | Sell by owner |
|---|---|---|---|
| Clean out the house | Leave what you don’t want | Usually empty, cleaned and staged | Same as listing |
| Repairs | None | Buyers and lenders often ask for repairs | Same as listing |
| Out of town heirs | One walk through or photos, then sign at a title company | Showings and decisions over months | You handle everything |
| Bills while it’s vacant | Stop at closing | Taxes, insurance and utilities continue until it sells | Same as listing |
| Commissions | None | Commissions and closing costs often run about 7% to 10% of the price | Buyers often still expect you to pay their agent |
| Price | Lower than a full retail price on a fixed up house | Usually the highest price for an updated house | Can be high, but takes more work |
| Best for | Houses that need work, heirs who want it done, out of town families | Updated houses and families with time | Families who know the paperwork |
Real Solutions
Common Problems With Inherited Houses, and What You Can Do
The heirs don’t agree
In Texas, each heir owns a share, and all of them have to sign to sell the whole house. If one heir wants to keep it, the others can often sell their shares to that heir. If nobody can agree, an heir can ask a court to divide the property or order a sale. Texas adopted the Uniform Partition of Heirs’ Property Act in 2017, which gives family members a chance to buy out the others first. A family attorney or mediator is usually the cheaper path before anyone goes to court.
There’s still a mortgage
The loan doesn’t disappear, and the payments still need to be made. Federal law generally stops a lender from calling the loan due just because a relative inherited the house. The mortgage is paid off from the sale at closing.
The property taxes are behind
Harris County taxes become delinquent on February 1, with penalty and interest added every month. Back taxes are paid from the sale at closing. If an heir lives in the house, that heir may still qualify for a homestead exemption by filing HCAD’s heir property forms.
The house sat empty after Harvey, Beryl or a pipe burst
We buy inherited houses with water damage, mold, roof damage and foundation problems. Just tell us what you know, so the seller’s disclosure is accurate.
You live out of state
Most of the sale can happen by phone and email. The title company can often arrange mail away or mobile notary signing, so you may not need to fly to Houston.
The will was never probated, and four years have passed
The house can still be sold, but the paperwork changes. Ask a probate attorney. Heirship affidavits or a court proceeding are common fixes.
General information, not legal advice. For your own situation, talk to a Texas probate attorney or title company.
Call 713 231 8030
Taxes
Do You Pay Taxes When You Sell an Inherited House in Texas?
Texas has no state inheritance tax and no state income tax. For federal taxes, the IRS generally sets your starting value (your “basis”) at what the house was worth on the date of death, not what your parent paid for it. So if you sell soon after inheriting, at about that value, your taxable gain is often small. Get a written valuation as of the date of death and keep it with your tax records. Ask a CPA about your situation.
General information, not tax advice.
An Honest Look
Your Other Options Besides Selling to Us
Selling for cash isn’t right for every family. Here’s an honest look at the other choices:
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Keep it and live there
File for the homestead exemption with HCAD.
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Rent it out
It can bring in income, but you take on repairs, tenants and insurance.
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One heir buys out the others
Often the smoothest option when someone wants the house.
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List with an agent
If the house is updated and the heirs can wait a few months, this usually brings the highest price.
If a cash sale isn’t your best move, we’ll tell you.
FAQ
Inherited House Questions We Hear From Houston Families
Can I sell a house while it’s still in probate in Harris County?
Often, yes. In an independent administration, the executor can usually sign the sale. In other cases the court has to approve it first. Your attorney will know which applies.
Can I sell an inherited house in Texas without probate?
Sometimes. If there’s no will and the family situation is simple, a recorded affidavit of heirship may be enough for the title company. If the owner signed a transfer on death deed, the beneficiary can usually sell after recording an affidavit of death.
Do all the heirs have to agree to sell?
To sell the whole house, yes, every owner signs. One heir can sell their own share, but most buyers want the whole property.
How fast can you buy an inherited house?
Once the title company has the papers it needs, often in as little as 7 to 14 days. Before that, we can give you an offer, so you know your number while the paperwork moves.
Do I have to clean out the house first?
No. Take what you want and leave the rest.
What if the house needs major repairs?
We buy it as is. Foundation, roof, plumbing and water damage are all factored into the offer, so you don’t pay for any of it up front.
Who gets the money from the sale?
The title company pays off any mortgage, taxes and liens, then pays the heirs according to the will, the court order or the heirship documents.
Is there any cost to get an offer?
No. Asking costs nothing, and you’re never obligated to accept.
Let’s Get Started
Ready to Sell the Inherited House?
Call Wally at 713 231 8030 or fill out the form. You’ll get a fair, no obligation cash offer for the inherited house, wherever you are in probate. No repairs, no cleanout, no commissions, and a closing date that works for your family.
- No repairs
- No cleanout
- No commissions
- Your family’s closing date
Your details stay private. Asking costs nothing.