Four steps, no obligation at any of them, and no step that requires you to clean, fix, or travel.
A phone call or the form. What we're trying to understand: where the property is, roughly what condition it's in, and where things stand legally — already deeded to you, held in a trust, in probate, or unknown. "I don't know yet" is the most common answer we get and it's a completely fine place to start.
What we don't do on this call: quote a number off the address alone, ask you to sign anything, or push you toward a decision.
We look at public record, comparable sales, and the property's actual condition. Condition usually comes from photos or a video walkthrough you or a neighbour can take on a phone — it does not need to be tidy, staged, or well-lit. If a physical inspection is needed, we arrange it locally so nobody has to travel.
If there's an open probate case or a trust, this is also where we ask who has authority to sign and who the attorney is, so we're building the offer around the real constraints.
In writing, so it can go into the estate file, in front of your siblings, or across your attorney's desk. It states the price, that we're buying as-is with contents in place, and that we cover normal closing costs. Proof of funds on request.
There's no expiration countdown. Take it to a CPA. Take it to an agent and ask what a listing would net after commission, repairs, cleanout, and carrying costs. We would genuinely rather you check than sign fast.
Closing happens through a title company or the estate's attorney in the state where the property sits, once whoever is selling has authority to sell. Signing is electronic where your state permits it, with remote or mobile notarisation as needed. Proceeds are wired to you or to the estate account.
If probate isn't finished, we wait. If your state requires the sale to be confirmed or noticed to the court, we work inside that process. We won't give you a closing date that depends on a court calendar we don't control.
We won't promise a specific number of days. Anyone who guarantees you a closing date on a property in open probate is either guessing or not telling you the whole story — the timeline belongs to the court and to your state's procedure, not to the buyer.
Tell us the known problems. We buy them anyway, and finding out late is what causes deals to fall apart at the end.
Tell us if there are other heirs, a trustee, or an attorney involved, so we're not accidentally negotiating with one person on behalf of five.
A way for someone to see inside, once. A neighbour with a key and a phone camera is often enough.
Please use a probate attorney and, if the numbers are significant, a CPA. We are not a substitute for either.
It's a conversation, not a commitment. Tell us where the property is and what's going on.
Tell Us About the Property