We buy the house and take it as it is
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. You can take the belongings you want to keep; you do not have to empty the house before selling to us. Agree in writing on what remains.
A house can keep bringing property-tax, insurance, utility, maintenance, or mortgage costs while an estate is being settled. Which costs continue depends on the house and estate; any mortgage, liens, back taxes, and your share of current property taxes remain separate from our closing-cost promise.
Share the Tyler property address, its condition, and what remains inside, or call 888-274-5006.
What happens next
1. Talk through the house
Tell us the address, condition, what is still inside, and what you know about the estate. You do not need every estate question answered before you call.
2. Review the written offer
We'll give you a written cash offer within 24 hours. You receive the written offer and written terms before you commit.
3. Close through a title company
If you choose to proceed, the title company reviews the transfer documents and closing figures for the property and 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.
Compare what you may keep
Compare a possible listing result with what you might actually net after costs. The calculator lets you adjust assumptions for the house.
Use the Tyler net-proceeds calculator with editable assumptions →Texas estate rules and closing costs
Who can sign
Texas property passes at death to the people named in the will, or to heirs if there is no will, but it remains subject to the decedent’s debts. In an independent administration, an executor or administrator can sell without asking the judge first; letters issued by the court show the appointment. The will or appointment order may give a power of sale. Texas law also describes a route using a recorded sworn affidavit that the sale is necessary or advisable for a permitted purpose. Statutory protection for a good-faith buyer who is not an heir or beneficiary has conditions, so the title company or a qualified attorney should review the actual estate file.
In a dependent administration, the court remains in charge. A court order is required to sell the house, and the judge must approve the sale before the deed is signed. The court order, letters, and title requirements determine what the signer can do.
When there is a will and the only unpaid debts are a mortgage or other liens on real estate, the court may admit the will as a muniment of title. No executor is appointed; the court order lets the people named in the will deal with the property. This route generally must be requested within four years of death. If there is no will, heirs can agree to request an independent administrator 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.
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.
Transfer tax and recording
Texas has no state, county, or city real-estate transfer tax on a sale conveying full ownership of real property. A deed is signed before a notary and recorded with the county clerk. Recording fees are based on pages rather than the sale price; the clerk charges more if the deed leaves out the buyer’s mailing address. Confirm the current fee for the actual deed with the county clerk.
When you sell to us, we pay the closing costs.
Your mortgage, liens, back taxes, and share of current property taxes are separate.
Smith County estate and deed offices
Tyler’s city boundary overlaps Smith County, but a mailing label or broader Tyler-area address does not establish the county or probate venue for a particular property. Check the deed and parcel record and the decedent’s estate file. County-directory addresses and phone numbers below are contact routes, not a promise of walk-in service or a decision about a specific case.
Smith County Clerk — Probate Department
The county directory lists the Clerk’s office at 200 E. Ferguson, Suite 300, Tyler, TX 75702, and the Probate Department phone as 903-590-4678. The Clerk directory also lists Official Public Records and Land Records. These are contact routes, not a decision about venue or who may sign for a specific estate.
Open the Probate Department directory →Smith County Court at Law 3
The county directory lists probate staff roles at 100 N. Broadway, Room 303, Smith County Courthouse, Tyler, TX 75702; phone 903-590-1690. Confirm the correct court and filing route from the actual estate record.
Open the Court at Law 3 directory →Smith County Clerk — Official Public Records and Land Records
Use the Clerk directory to find the county’s deed and land-record route. Match the deed and parcel record; a Tyler mailing address alone does not establish a particular property’s county or title.
Open the County Clerk directory →If you need an estate attorney, we can help you find one.
Questions and contact
Questions about selling an inherited house
Can I sell a Texas house before the estate is finished?
Often, yes, once the person with authority to sign has it. Texas property passes at death to the people named in the will, or to heirs if there is no will, subject to the decedent's debts. The right signer depends on the estate route and title requirements. The title company or a qualified attorney can review the actual documents.
Who can sign in an independent administration?
The independent executor or administrator may sell without first asking the judge. The court issues letters that show the appointment. A good-faith buyer who is not an heir or beneficiary has statutory protection when the will or appointment order gives a power of sale, or when the executor or administrator records a sworn affidavit that the sale is necessary or advisable for a purpose allowed by law. The title company or a qualified attorney can confirm what applies to the estate.
Does a dependent administration need court approval to sell?
Yes. In a dependent administration, the court remains in charge: a court order is required to sell the house, and the judge must approve the sale before the deed is signed. The estate file and title company can confirm the required steps for that property.
What if there is no will or no probate?
If there is no will, heirs can agree to ask for an independent administrator and give that administrator power to sell. If there is no probate, the heirs usually all sign the deed; the title company decides what proof of heirship it needs, which may include an affidavit of heirship. A mortgage or other lien still has to be addressed in the closing.
Can the court use a muniment of title instead of appointing an executor?
When there is a will and the only unpaid debts are a mortgage or other liens on real estate, the court may admit the will as a muniment of title. No executor is appointed, and the court order lets the people named in the will deal with the property. This generally must be requested within four years of death; an attorney can check whether the estate fits that route.
Does Texas charge real-estate transfer tax when I sell?
No. Texas has no state, county, or city real-estate transfer tax on a sale conveying full ownership of real property. A deed is signed before a notary and recorded with the county clerk; recording fees are based on pages, not the sale price. When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes, and share of current property taxes are separate.
Do I have to clear out or repair an inherited house?
No. You can take the belongings you want to keep; you don't have to clean out the rest, repair the house, or haul away a lifetime of belongings to sell to us. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Agree in writing on what stays before you commit.
Can I sell from 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.
What happens after I ask about an offer?
Tell us the address, the home's condition, what remains inside, and what you know about the estate. We'll give you a written cash offer within 24 hours. You get the written offer and written terms before you commit; closing is through a title company.
Talk with us about the inherited Tyler house
Call 888-274-5006 or use the form to share the address and what you know about the estate.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
We'll give you a written cash offer within 24 hours.