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 Washington, DC

Managing an estate in the District of Columbia involves the Superior Court Probate Division, located in Judiciary Square. In 2025, DC implemented the Strengthening Probate Administration Amendment Act, which significantly streamlined the process for many families by increasing thresholds for simplified filings.

Whether the property is a historic rowhome in Capitol Hill, a family residence in Brookland, or a property in Anacostia, this guide provides the essential 2025 court contacts and updated procedural guidelines to settle a DC estate.

Washington, DC Probate Court Information

The Register of Wills acts as the clerk for the Probate Division and manages all estate filings for the District.

Office Name: Superior Court of the District of Columbia, Probate Division
Register of Wills: Nicole Stevens
Physical Address: Building A, 515 5th Street, NW, Third Floor Washington, DC 20001
Phone: (202) 879-9460
Hours of Operation: Monday – Friday, 8:30 am – 5:00 pm

Travel Tip: Parking at Judiciary Square is extremely difficult. It is highly recommended to use the Judiciary Square Metro Station (Red Line), which is directly adjacent to the courthouse.

DC Probate: Key 2025 Rules & New Thresholds

Effective March 21, 2025, several key limits were increased to make probate more accessible.

Small Estate ($80,000 threshold): If the total value of assets is $80,000 or less, you can now use a simplified “Small Estate” proceeding, which is faster and less expensive than formal probate.
Homestead Allowance ($30,000): The allowance for a surviving spouse or domestic partner increased to $30,000, protecting more of the family’s immediate financial security.
Exempt Property ($20,000): Protection for household furniture and personal effects was doubled to $20,000.
DC Estate Tax: For deaths in 2025, the DC estate tax exemption is $4,873,200. Estates valued below this amount generally do not owe DC estate tax.

Local DC Resources & Quick Links

Official Website: DC Superior Court Probate Division
Probate Forms: DC Probate Division Forms (Access the Petition for Administration and Small Estate forms).
Property Tax Records: DC Office of Tax and Revenue (MyTax.DC.gov) (Check for any outstanding real estate taxes or liens on the home).

Selling a Probate Property in Washington, DC?

District real estate is high-value and high-maintenance. Once the court issues your Letters of Administration, you generally have the authority to sell the property to liquidate the asset for heirs or to pay estate debts.

Why DC Executors work with Consistent Homebuyers:

We Buy 100% “As-Is”: From fixer-uppers in Ward 7 to historic homes in Ward 3, we buy in any condition. You don’t need to spend estate money on renovations.
Zoning & Title Experts: DC title issues can be complex. We are experienced in handling District-specific title hurdles and probate-related closings.
Fast Liquidity: Carrying a vacant property in DC is expensive. We provide a fair cash offer that allows the estate to settle and distribute funds quickly.

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 Washington, DC. 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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