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.

Probate Resources for Montgomery County

If you are handling the estate of a loved one in Montgomery County, your journey starts at the Judicial Center in Rockville. Whether the property is in Bethesda, Silver Spring, Gaithersburg, or Germantown, navigating the Maryland “Orphans’ Court” system requires precision, especially regarding state-specific tax filings and inventory deadlines.

This guide provides the essential local contacts and 2025 legal thresholds you need to manage the property and settle the estate.

Montgomery County Probate Court Information

The Register of Wills is the primary office where you will open the estate, file the Will, and receive your Letters of Administration.

Office Name: Montgomery County Register of Wills
Register of Wills: Hon. Paul J. Dollahite, Esq.
Physical Address: Montgomery County Judicial Center 50 Maryland Avenue, North Tower, Room 3220, Rockville, MD 20850
Phone: (240) 777-9600
Toll-Free: (888) 892-2180
Hours of Operation: Monday – Friday, 8:30 am – 4:30 pm

Parking Tip: Public parking is available in the Council Office Building (COB) garage at the corner of Monroe Street and Jefferson Street, just a short walk from the Judicial Center.

Maryland Probate: 2025 Rules for Montgomery County

Montgomery County follows Maryland’s specific estate tiers. Because property values here are often higher than the state average, many families find themselves in “Regular Estate” territory even for modest homes.

Small Estate ($50,000 threshold): If the total value of the assets (including real estate) is $50,000 or less, you can use the simplified Small Estate process.
Spousal Exception ($100,000): If the surviving spouse is the sole heir, the Small Estate limit increases to $100,000.
Regular Estate: For estates exceeding these amounts, a full probate is required. This involves more rigorous reporting, including an Inventory due within 3 months of your appointment and a First Account due within 9 months.

Local MoCo Resources & Quick Links

Official Website: Montgomery County Register of Wills
Property Records: Montgomery County Land Records (Essential for verifying titles and liens).
Tax Information: Maryland Inheritance Tax Guide (Note: Maryland is one of the few states with an inheritance tax, though direct descendants are generally exempt).

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 Montgomery County. 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.

Selling a Probate Property in Montgomery County?

In MoCo, real estate is a high-value asset that requires careful handling during probate. Once the Register of Wills issues your Letters of Administration, you generally have the authority to sell the property to satisfy debts or distribute equity.

Why MoCo Executors work with Consistent Homebuyers:

We handle the “Time Capsule” homes: Many inherited homes in areas like Wheaton or Silver Spring have been in the family for 40+ years and need significant updates. We buy them exactly as-is.
Speed vs. the Court: Regular probate can take 12+ months. We can provide a cash offer and proof of funds immediately, which helps you show the court that the estate is being managed efficiently.
Localized Expertise: From the high-end markets of Potomac to the busy neighborhoods of Rockville, we understand the unique nuances of Montgomery County real estate.

Areas We Serve in Montgomery County

We provide probate solutions for families throughout the county, including:

Consult with a Local Probate Specialist

Don’t let the complexity of the Rockville Judicial Center overwhelm you. Whether you need a referral to a top-tier Montgomery County probate attorney or a fair cash price for the estate property, our team is ready to assist.

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