Sell an Inherited House or a House in Probate
Inheriting a house in Tennessee usually means inheriting its taxes, its insurance, its lawn, and its memories -- often from several hours away and while you are still grieving. Probate does not have to take a year before anything can be sold.
You did not choose this house; it arrived with a loss attached. Between the belongings inside, the relatives with opinions, and a court process nobody explained to you, the simplest path is usually one buyer who can handle all three.
What you are dealing with
Sound familiar?
- Carrying taxes, utilities, and insurance on an empty house
- Decades of belongings nobody has time to sort
- A vacant-property insurance policy that costs more and covers less
- Not knowing whether you are even allowed to sell yet
Questions sellers ask us first
- “Do I have to finish probate first?”
- “Who signs the deed?”
- “What do we do with everything inside?”
What you will need
- • Death certificate
- • Will, if there is one
- • Letters testamentary or of administration
- • Deed and most recent tax bill
How it works in Tennessee
The timeline, the law, and your options
- Step 1
Opening the estate
A petition is filed in the probate court of the county where the decedent lived, and letters testamentary or of administration are issued to the personal representative.
- Step 2
Creditor notice
Tennessee requires notice to creditors, and claims may generally be filed for four months after first publication. Estates often keep this period in mind when timing a sale.
- Step 3
Authority to sell
If the will grants a power of sale the representative may sell directly; otherwise the court is petitioned for authority, or all heirs sign together.
Legal notes
- • A small estate affidavit may be available for modest estates, but it generally does not convey real property.
- • Real property in Tennessee typically vests in the heirs at death, so in many cases all heirs signing can convey good title.
- • Confirm the route with the estate attorney before you sign anything.
Your options
- • Keep it and rent it out
- • Clean it out, repair it, and list it retail
- • Sell as-is, contents included, and split the proceeds
How we handle it
What selling to us looks like
We buy through probate routinely and coordinate with the estate attorney on what the court requires. Leave the contents -- furniture, papers, everything -- exactly where they are; clean-out is ours. Take what matters to your family and close the door.
- We buy with the belongings still in it. Leave what you do not want -- our crew handles the cleanout at our cost.
- We work directly with the estate attorney and can close before or after the court signs off, depending on how the file is postured.
- Out-of-town heirs never have to fly in; documents are notarized where you live and returned by overnight mail.
- Old houses with knob-and-tube wiring, a failing roof, or a settled foundation are exactly the kind we rehab ourselves.
Our process
Three steps, no surprises
- 1
Tell us about the house
Call or send the address. We ask about condition, timing, and what is going on -- not for photographs or a clean house.
- 2
We walk the property
We look at it ourselves as a licensed contractor and price the repairs from real numbers instead of a padded guess.
- 3
Written offer, your date
You get a written, no-obligation offer, usually within 24 hours. You pick the closing date; we can close in as little as seven days.
Cash offer vs. listing
Compare the net, not the headline price
| Selling to Unique Construct | Traditional listing | |
|---|---|---|
| Repairs | None — we buy as-is | Seller pays before listing |
| Commissions | None | Typically 5–6% |
| Closing costs | We cover the standard costs | Often seller-paid |
| Showings | One visit from us | Open houses and lockbox |
| Contingencies | No financing, appraisal, or inspection outs | All three |
| Timeline | As little as 7 days | 45–60 days after a contract |
FAQ
Questions sellers ask
- Do we have to clean it out?
- No. Take the photographs and the heirlooms. We handle everything left behind at our cost.
- How long does probate delay a sale?
- It varies by county and by estate, but sales frequently close within a few weeks once the representative has authority.
- There are four of us and we live in different states. Is that a problem?
- No. Deeds can be signed and notarized remotely and mailed in, or handled by mobile notary.
- Do I need to finish probate before selling?
- Not always. Once the court appoints a personal representative with authority to sell, a closing can happen while the estate stays open.
- What happens to everything left inside?
- Take the items that matter to you and leave the rest. Clearing the house is part of what we take on.
No obligation
Get a written offer
Tell us what is going on. We will be straight with you about whether selling is actually your best move.
Inherited / Probate? Get your offer
No obligation, no fees, no repairs. Tell us about the property and you get a written cash offer within 24 hours of the walkthrough.
Related
Other situations we buy in
Inherited house / probate by city
Inherited / Probate? Call (865) 277-6808 and we will tell you where you stand.
Call (865) 277-6808This page is general information, not legal or financial advice. Every situation is different — call us and we'll walk through yours.