What we do with the house and its contents
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. The written terms explain what is included in the sale.
While the estate holds the house, carrying costs can continue: a mortgage, property taxes, insurance, utilities, and upkeep. You can compare an offer with those ongoing costs without assuming the house was unwanted.
What happens next
- We talk through the address, the house's condition, what is inside, and where the estate is in the process.
- We'll give you a written cash offer within 24 hours, with written terms before you commit.
- If you choose to move forward, a title company handles closing and checks the title, deed, payoff, and authority-to-sign paperwork.
The title company or a qualified attorney can confirm who has authority to sign for the estate.
Signing from another location
Sell from anywhere in the country — we can send a notary to you, and you don't have to attend settlement or even visit the property.
What might the estate keep after the sale?
Compare a possible listing net with your own assumptions using the calculator. It is a planning estimate, not an offer or settlement statement.
Open the Midland net-proceeds calculator →Texas estate rules and taxes
In Texas, property passes at death to the people named in a will or, if there is no will, to the heirs. The property is still subject to the person's debts. That does not by itself tell you who may sign a deed; the estate process and the title records matter.
In an independent administration, an appointed executor or administrator can generally sell without asking a judge first. The court-issued letters show the appointment, and a title company may request them. Texas law protects a qualifying outside buyer who acts in good faith if the will or appointment order gives the representative power to sell, or if the representative records a sworn affidavit that the sale is necessary or advisable for a purpose allowed by law. The title company should review the authority that applies to this sale.
In a dependent administration, the court remains in charge. The house cannot be sold without a court order, and the judge must approve the sale before the deed is signed.
If there is a will and the only unpaid debts are a mortgage or other liens on real estate, a court may admit the will as a muniment of title. No executor is appointed; the court's order lets the people named in the will deal with the property. This option generally must be requested within four years of death.
If there is no will, the heirs can agree to have an independent administrator appointed and give that person power to sell. If there is no probate, the heirs usually all sign the deed, and the title company decides what proof of heirship it needs, such as an affidavit of heirship. Any mortgage or other liens are paid off from the sale at closing.
We help coordinate the sale, but we do not provide legal advice. The title company or a qualified attorney can confirm who has authority to sign for the estate.
- Texas Estates Code §§ 101.001 and 101.003 — property passing at death and debts
- Texas Estates Code §§ 401.001–401.006 — independent administration
- Texas Estates Code §§ 402.052–402.053 — independent executor's sale power and buyer protection
- Texas Estates Code §§ 356.001, 356.556, and 356.558 — court-supervised sale
- Texas Estates Code §§ 257.001, 257.054, and 257.102 — muniment of title
- Tarrant County Law Library — affidavit of heirship research guide
Texas transfer tax and closing costs
Texas has no state, county, or city real-estate transfer tax on a sale conveying full ownership. The Texas Constitution bars a new transfer tax on that kind of sale. A deed is signed before a notary and recorded with the county clerk. The recording fee is charged by the page, not the sale price; a deed that leaves out the buyer's mailing address can cost more to record.
When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes and share of current property taxes are separate.
Texas Constitution, Article VIII, Section 29 — real-estate transfer-tax limitLocal estate and county-office contacts
Midland is in both Midland County and Martin County. Use the county shown in the property's official records to find the relevant clerk contact. These county links are starting points; they do not determine which court has the estate or who can sign.
If you need an estate attorney, we can help you find one.
Midland County Clerk
Official Midland County clerk contact route for questions tied to a Midland County property record.
Open the Midland County Clerk page →Martin County & District Clerk
Official Martin County clerk contact route for questions tied to a Martin County property record.
Open the Martin County & District Clerk page →Midland County Probate Court
Official contact route for Midland County probate-court questions. The live estate record and title review determine what applies to a particular inherited house.
Open Midland County Probate Court information →Testimonials are real, from our transactions, verified and approved by our attorneys.
What sellers say about USA Home Buyers
Related Midland seller guidance
Questions About Selling an Inherited House in Midland, TX
Can I sell an inherited Texas house before the estate is finished?
Often, yes, once the person signing has authority under the estate process. In an independent administration, an appointed executor or administrator may be able to sell without first asking the judge. A dependent administration requires court approval. The title company or a qualified attorney should check the current estate record and title before anyone signs.
Do I have to put the house in my own name before selling?
You can sell in the estate's name once the estate is opened — no need to put the house in your own name first. The title company or a qualified attorney can confirm who has authority to sign for the estate.
Who can sign in an independent administration?
The executor or administrator appointed by the court can handle an independent administration after the court issues letters, which show the appointment. The will, appointment order, and any required recorded affidavit determine whether the person has authority for this sale. The title company should review the actual documents.
What changes in a dependent administration?
The court stays in charge of a dependent administration. The house cannot be sold without a court order, and the judge must approve the sale before the deed is signed.
What if there is a will but no executor is appointed?
If the will qualifies and the only unpaid debts are a mortgage or other liens on real estate, a court may admit the will as a muniment of title. The order lets the people named in the will deal with the property without appointing an executor. This route generally must be requested within four years of death.
What if there is no will or no probate?
If there is no will, the heirs may agree to have an independent administrator appointed and give that person power to sell. If there is no probate, heirs usually all sign the deed, and the title company decides what proof of heirship it needs, which may include an affidavit of heirship. The actual documents and title review control.
Do we have to clear belongings out or repair the house?
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. The written terms explain what is included in the sale.
Does Texas charge a real-estate transfer tax?
Texas has no state, county, or city real-estate transfer tax on a sale conveying full ownership. A deed is signed before a notary and recorded with the county clerk; recording fees are separate from a transfer tax. When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes and share of current property taxes are separate.
Can I sign if I live outside Texas?
Sell from anywhere in the country — we can send a notary to you, and you don't have to attend settlement or even visit the property.
Does USA Home Buyers give legal advice about an estate?
We help coordinate the sale, but we do not provide legal advice. The title company or a qualified attorney can confirm who has authority to sign for the estate.
We give written cash offers in 24 hours.
We'll give you a written cash offer within 24 hours.