No repairs are required. We purchase inherited houses in Sanger in as-is condition, regardless of maintenance status, code violations, or functional defects. Our offer accounts for the cost to bring the property to retail condition, so you receive a net cash amount without investing in HVAC replacement, roof work, foundation repair, or cosmetic updates. This is particularly valuable for out-of-state heirs who cannot easily manage contractor coordination in Sanger or for estates where cash is needed immediately to pay debts and the property generates no income to fund repairs.

The cash offer you accept is the net amount deposited to the estate at closing. We cover all closing costs including title insurance policy, escrow fees, recording fees, and prorated property taxes. There are no real estate commissions, no listing fees, no transaction coordinator charges, and no surprise deductions. If the property carries an outstanding mortgage balance or tax liens, those are paid from the proceeds before distribution, but all standard closing costs are our responsibility.

We can provide a preliminary cash offer before probate is filed or completed, but the formal purchase agreement requires an executor or administrator with court-granted authority to sell estate property. Once the Denton County probate court issues Letters Testamentary (for executor named in will) or Letters of Administration (for intestate estates), that representative can sign the purchase agreement on behalf of all heirs. We coordinate timing with your probate attorney to ensure the sale proceeds as soon as legal authority exists, avoiding delays that extend estate settlement by months.

Our offer is based on current as-is market value using recent comparable sales in Sanger (typically within 1 mile and sold in the past 90 days), minus estimated repair costs to bring the property to retail condition, minus our acquisition and holding costs. We provide a detailed written breakdown showing the comparable sales data, the repair cost estimate by category, and how we arrived at the net offer. You're welcome to have the analysis reviewed by your own appraiser or real estate professional before acceptance.

We routinely close sales where heirs are distributed across multiple states or countries. Remote notarization and mobile notary services allow heirs to sign documents from their location without traveling to Texas for closing. If one heir is the court-appointed executor or administrator, only that person needs signing authority for the sale, though we recommend all heirs review and approve the transaction. For estates with multiple heirs sharing equal ownership and no appointed representative, all heirs must sign, but we coordinate document delivery and notary scheduling to make the process as simple as possible.

Inherited property receives a stepped-up basis to fair market value as of the date of death under IRS rules, meaning if you sell shortly after inheriting, capital gains tax is typically minimal or zero. If the property appreciates significantly between inheritance and sale, or if the estate held the property for rental income before selling, capital gains may apply to the difference between stepped-up basis and sale price. Texas has no state income tax, so only federal capital gains apply. We recommend consulting a CPA familiar with estate taxation, but most inherited home sales in Sanger within 12 months of death generate little to no taxable gain.

Yes. We purchase occupied inherited properties in Sanger and handle tenant notification, lease termination (if applicable under Texas Property Code), and occupant relocation coordination. If the property is tenant-occupied under a valid lease, we can close and take assignment of the lease, or negotiate lease termination with the tenant before closing. If family members or non-tenant occupants are living in the home, we work with you to establish a reasonable move-out timeline that respects their situation while allowing the estate to close. Occupied properties often sell for less than vacant properties due to relocation costs and timeline uncertainty, which we factor into the offer.