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Inherited & probate homes
Sell an inherited house in Tulsa without the headache
An inherited house usually shows up at the worst possible time, right alongside grief, paperwork, and a family group text that won't quit. For over 25 years we've helped Tulsa families sort out inherited and probate homes. We buy as-is, belongings and all, and we can close on whatever timeline works for your family.
- No cleanout. Leave what you don't want.
- We can often buy while probate is still open
- No repairs, commissions or closing costs
First things first: you don't have to have it all figured out
Nobody hands you a manual along with the house keys. One day you're grieving someone you love, and the next you're the proud new owner of a 1960s ranch with a mystery leak and a garage that's roughly 40% lawnmower parts.
That's normal. Our job isn't to rush you. It's to listen, explain your options in plain English, and help you pick the one that's actually best for your family. Sometimes that's selling to us. Sometimes it isn't, and we'll tell you so. We help people, not just houses.
Can you sell a house in probate in Tulsa?
Often, yes. Selling a house while it's in probate is more common than most people think, and Oklahoma probate doesn't always have to be completely wrapped up first. So if you're wondering how to sell your probate house, here's the short version:
- Someone has to have the authority to sign. Usually that's the personal representative (sometimes called the executor) appointed by the court.
- The court may need to sign off on the sale. Depending on how the estate is handled, a judge may need to approve it. We're used to that and plan around it.
- Some houses skip probate altogether. If the home was in a trust or passed through a transfer-on-death deed, it may not need to go through probate at all, which makes selling a lot simpler.
Every estate is a little different, so loop in an Oklahoma estate attorney before you make big decisions. We've worked alongside plenty of them here, and we're happy to work with yours.
How selling an inherited house to us works
Four steps, and no obligation at any point.
-
Tell us about the house
Call, text, or fill out the form. Tell us where things stand with the estate, even if the honest answer is "no idea yet."
About 5 minutes -
We look at the property
We come see the house in person. If you live out of state, we'll figure out access together.
Usually within 24 hours -
You get a written offer
A fair cash offer, in writing, with our math shown. Share it with your siblings, your attorney, or the cousin who "knows real estate."
No obligation to accept -
You pick the closing date
We close through a licensed title company on the timeline that fits the estate. Fast, or after probate wraps up.
As fast as 14 days
The house is full of stuff. Now what?
Leave it. Seriously. Furniture, clothes, the basement full of Christmas decorations from 1987. Take what matters to your family and leave the rest. We'll handle it, so you're not spending your weekends renting dumpsters. That's a big part of why people choose to sell an inherited house as-is instead of fixing it up first.
Take your time with the sentimental stuff, though. Photos, letters, Grandma's recipe box. Those don't belong in a dumpster, and we're never going to rush you through it.
Your options with an inherited house, honestly
There's more than one right answer. Here's how they compare.
List it with an agent
Usually the most money on paper, if the house is in good shape. But you'll likely need to clean it out, make repairs, and pay commissions while you wait for a buyer. A great fit for a move-in-ready home.
Rent it out
Monthly income, and you keep the property. You also become a landlord, which means the 2 a.m. water heater call is now yours. A great fit if you want to hold it long-term and you're up for it.
Sell it to us
Our offer is below full retail, and we'll always say that plainly. In exchange: no cleanout, no repairs, no commissions, no showings, and you pick the date. If you're flexible on how or when you receive your equity, we can often offer more.
Out of state, or splitting it with siblings?
Very common. Plenty of inherited houses in the Tulsa area belong to families spread across three states and four opinions.
In most cases you won't need to fly back to close. The title company can usually handle signing by mail or with a mobile notary. And if several heirs need to agree, we're happy to talk with everyone, together or one at a time, so nobody feels left out of the loop.
Inherited house questions we get a lot
Do I have to wait for probate to finish before selling?
Not always. Depending on the estate, a sale can sometimes happen while probate is still open, usually with the personal representative signing and, if needed, the court approving it. Your estate attorney can tell you what applies to yours.
Will I owe taxes when I sell an inherited house?
Maybe less than you think. Inherited property generally gets a "stepped-up" tax basis, which can shrink capital gains a lot if you sell soon after inheriting. Talk to a CPA about your situation. We're house people, not tax people.
What if there's still a mortgage on the house?
That's fine. The loan doesn't disappear, but it gets paid off at closing out of the sale, just like any other home sale.
What about back taxes or liens?
We see it all the time. Those are typically settled at closing through the title company, so you don't have to pay them out of pocket first.
Do all the heirs have to agree?
Generally, everyone with an ownership interest needs to sign off, or the person with legal authority, like the personal representative, does. We'll work with whoever needs to be part of the decision.
How fast can you close?
As fast as 14 days once the paperwork allows, or slower if your family needs time. Your call.
Am I obligated if I ask for an offer?
Nope. Get our offer, compare it to listing, sleep on it, or walk away. We won't chase you.
Let's talk it through
No obligation, no pressure. Just a real conversation with one of us about what makes sense for your family. And if you just need someone to pray with through all of this, we'd be glad to connect you with our family's prayer team.
We buy inherited houses across the Tulsa area
- Tulsa
- Broken Arrow
- Owasso
- Sand Springs
- Jenks
- Bixby
- Sapulpa
- Glenpool