Probate
Losing a loved one is hard enough. We work patiently with executors, attorneys, and families to take an inherited home off your plate — even mid-probate, even with multiple heirs.
Most people who call us about a probate house aren't shopping. They're tired. There's a service to plan, siblings in three time zones, a mortgage still drafting, and a house full of forty years of belongings. We start by figuring out where the estate actually stands — whether a personal representative has been appointed, whether the will is being contested, whether the mortgage is current — and then we tell you plainly what's possible and when.
From there it's simple. We walk the property once, give you a written offer with the math shown, and let you take it to the family and the attorney. If everyone says yes, our title company handles the estate paperwork and we close when the court and the family are ready — not before.
What you can expect from us
- We can buy mid-probate or after the estate is closed.
- Comfortable with multiple heirs and out-of-state executors.
- We work directly with your probate attorney.
- Leave anything you don't want — we clean it out.
- No repairs, no staging, no showings to schedule around family.
How this works where you live
Estates are handled through the Probate Division of DC Superior Court. Abbreviated probate is common for uncontested estates; sales usually move once letters of administration are issued.
The Register of Wills in each county (Prince George's, Montgomery, and neighbors) oversees the estate. Regular estates often require the personal representative to report the sale, which is routine but takes time.
The Circuit Court clerk qualifies the executor or administrator. Many Virginia wills grant power of sale, which can make an estate sale straightforward.
General information from our own experience — not legal or tax advice.
We've helped families across DC, Maryland, and Virginia close on inherited homes without the back-and-forth of a traditional listing.