How fast can you close on my house?

We can close in as little as 7-21 days depending on funding and title work. You choose the closing date that works best for your timeline.

Do I need to make repairs before selling?

No. We buy houses in any condition - as-is. No repairs, no cleaning, no staging required. We handle everything after closing.

Are there any fees or commissions?

No. There are no realtor fees, no commissions, and we cover all closing costs. The offer we make is the amount you receive.

What types of properties do you buy?

We buy single family homes, townhouses, rowhouses, condos, multifamily properties, duplexes, triplexes, land, and infill lots in DC, Maryland, Virginia, and Florida.

Do you buy houses in foreclosure?

Yes. We specialize in helping homeowners avoid foreclosure with a fast cash sale. We can close quickly to help you protect your credit and walk away with cash.

Can you buy my house if it has problem tenants?

Yes. We buy tenant-occupied properties including those with problem tenants. We handle the tenant situation after closing so you can move on stress-free.

Do you buy inherited or probate properties?

Yes. We specialize in buying inherited and probate properties. We understand the process and can work with your attorney or handle properties still in probate.

What if my house has code violations or liens?

We buy houses with code violations, liens, title issues, and other problems that make traditional sales difficult. We handle the resolution as part of the purchase.

The Ultimate Guide to Probate: Navigating Inherited Property

Losing a loved one is incredibly difficult, and the last thing most families want to deal with is a complex legal maze. If you’ve inherited a house or been named an executor, you are likely facing a process called Probate.

This guide is designed to strip away the legal jargon and give you a clear, step-by-step roadmap for handling an inherited property, whether you plan to keep it, rent it out, or sell it for cash.

What Exactly is Probate?

Probate is the court-supervised legal process of validating a deceased person’s will (if they had one), identifying their assets, paying off their debts, and distributing the remaining property to the rightful heirs.

When a house is involved, the court must officially grant someone the authority to sign deeds and transfer the title. Without probate, the house is essentially “stuck” in the name of the person who passed away.

The 5 Main Stages of the Probate Process

While every state (like Florida, Virginia, and Maryland) has its own specific rules, the general process usually follows these five steps:

Petition the Court: You file a petition to open the estate and appoint a Personal Representative (also called an Executor or Administrator).
Inventory Assets: You must identify and value everything the person owned, including the real estate.
Notify Creditors & Heirs: You are legally required to notify anyone the deceased owed money to and everyone named in the will.
Pay Debts & Taxes: The estate must pay off valid bills, funeral expenses, and any final taxes before anyone can inherit the cash or property.
Distribution of Assets: Once the court is satisfied, they issue an order to transfer the title of the house or the proceeds of the sale to the heirs.

Key Roles You Need to Know

Personal Representative / Executor: The person responsible for managing the estate. If you are reading this, that person is likely you!
Heirs & Beneficiaries: The people entitled to receive the assets.
Intestate: This is what happens if someone dies without a will. The state laws (not the family) decide who gets the house.

Common “Pain Points” with Inherited Houses

Inheriting a property often comes with unexpected burdens:

The “As-Is” Problem: Many inherited homes haven’t been updated in decades and need significant repairs.
Ongoing Costs: Taxes, insurance, and utilities continue to pile up while the house sits empty during the court process.
Family Disagreements: When multiple siblings inherit one house, deciding whether to sell or keep it can cause friction.

Can You Sell a House Before Probate is Complete?

Yes. In most jurisdictions, the court can grant the Personal Representative the “Power of Sale.” This allows you to sell the house while the rest of the probate process continues. This is often the best move for families who want to:

Stop the “bleed” of monthly carrying costs.
Distribute cash to heirs faster.
Avoid the hassle of cleaning out or repairing an old home.

Need Local Help? Select Your Region

Probate rules and court locations vary significantly by county. We have built dedicated Resource Hubs for the areas we serve to help you find local court addresses, filing fees, and state-specific tips.

Florida Probate Resources

Virginia Probate Resources

Maryland Probate Resources

Washington, DC Probate Resources

How Consistent Homebuyers Can Help

We aren’t just here to buy your house; we are here to simplify your life. We have worked with dozens of families in probate across DC, MD, VA, and FL. We can:

Buy the property exactly as-is: You don’t even have to clean it out.
Close on your timeline: Whether you need a few weeks or a few months.
Coordinate with your attorney: We speak the language and know how to work with the court’s requirements.

Need a Hand with the Logistics?

Probate can be expensive, confusing, and emotionally draining. If you are struggling to find a reputable local attorney, need help covering upfront estate costs (like property taxes or urgent repairs) before the house is sold, or simply need a roadmap of what to do next—we are here to support you.

We have built a network of trusted probate professionals across FL, DC, MD, and VA. We can connect you with experts who understand your specific local court’s requirements and, in many cases, we can help provide financial solutions to move the estate forward and protect your inheritance.

Disclaimer: Consistent Homebuyers is a real estate investment firm, not a law firm or financial institution. We do not provide legal or tax advice. We recommend all clients consult with their own legal counsel regarding estate matters.

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