Dallas Texas skyline , Dallas Probate House Buyers serves all of Dallas County
Dallas County Probate Specialists Since 2004

You Inherited a House.
Don’t Inherit the Wait.

Dallas County probate backlogs are running 6–12 months. Every month costs you up to $2,000 in taxes, insurance, and maintenance. We buy inherited houses for cash and close in 30–45 days ,  no repairs, no commissions, no court delays.

Get My Cash Offer → 📞 (214) 846-7459
Probate Bleed Calculator
How long has your case been sitting at 600 Commerce?
1 mo 6 months 24 mo
Monthly Bleed
$1,074
Already Lost
$6,444
Based on a $250,000 property in Dallas County, you are burning $1,074/month. Over 6 months, that is $6,444 out of your inheritance , and the clock is still running.
Stop the Bleed , Get a Cash Offer →
22Years in Dallas County
15+Years Probate Focus
Dallas CountyHome Base, Bishop Arts
TREC #526799Licensed TX Broker
30–45 DaysTypical Close Timeline
Here is the truth nobody tells you upfront: If your case is on the Dallas County docket, you are losing between $800 and $2,000 every single month before you see a penny from the estate. Taxes, insurance, utilities, maintenance , they do not pause for a court backlog. We have been closing Dallas County probate transactions since 2004. We can give you a clear, honest path out , and we can usually start within 48 hours of your first call.
Our Proprietary Acquisition Programs
Two Programs Built for Dallas County Families
Program 1 of 2

The Probate Bypass System™

You may not need to wait for a judge at all.

You are in probate. The court has your case. The clock is running. Here is what most families do not know: depending on the estate’s size and how title is held, you may qualify to sell without completing full probate court. Our Probate Bypass System™ identifies the Texas legal pathways , Small Estate Affidavits for estates under $75,000, Muniment of Title where there is a valid will and no unsecured debt , that let qualifying heirs sell without the wait. No additional court dates. No more months of holding costs.

  • Works for estates that have not yet started probate
  • Eliminates 6–12 months of court waiting
  • We coordinate directly with your estate attorney
  • Built on the same underwriting precision we use for commercial transactions
See If You Qualify →
Program 2 of 2

The Heir Liquidity Program™

Your siblings won’t agree. You still have options.

Your co-heir will not sell. Or will not respond. Or wants a price the market will not support. Meanwhile, the holding costs keep coming out of your share of the estate. Texas law does not require every heir to agree before you can exit. Our Heir Liquidity Program™ lets us purchase your fractional ownership interest in a Dallas County inherited property directly , without requiring co-heir signatures or cooperation. Since September 2021, the Uniform Partition of Heirs Property Act has made heir disputes more expensive. We are the way out before it gets worse.

  • Purchases your individual fractional ownership interest
  • No co-heir cooperation or signatures required
  • Resolves UPHPA stalemates without a partition lawsuit
  • You receive cash for your share , on your timeline
Learn How It Works →
The Real Math
Where Your $2,000 Goes Every Month
Property Taxes (2.4% avg, Dallas County)$500/mo
Mortgage Payment (if still carried)$1,100/mo
Vacant Home Insurance$160/mo
Basic Utilities (prevent freeze damage)$120/mo
Lawn, Exterior & Emergency Repairs$200/mo
Conservative Monthly Total (no mortgage) $980/mo
With active mortgage $2,080/mo

The Court Doesn’t Pause the Bills

While your case sits on the docket at 600 Commerce, your inherited property is not sitting still. Taxes accrue. Insurance does not waive premiums for estates in probate. If the pipes burst in a vacant house in North Dallas and nobody was there to catch it, the repair bill does not wait either.

I talked to a woman last year who had been driving the 635 from McKinney to North Dallas every few weeks just to check on a house her mother left her. Eleven months of that. By the time she called us, she had spent more in carrying costs than the difference between our offer and listing it through an agent.

Dallas County property taxes average 2.2–2.6% of assessed value annually. On a $300,000 inherited home, that is $550–$650 per month in taxes alone , before the first utility bill.

A 9-month probate process on a $250,000 home with no mortgage costs the estate a minimum of $8,800. With a mortgage, you are looking at $18,700+. That is money that should be in your pocket.

Texas Law Changed in 2021
The UPHPA Trap: When Heirs Disagree

Texas changed the rules. If your co-heir is digging their heels in, you are not just stuck in a family argument , you are in a legal stalemate that the courts solve by taking a haircut on your home’s value.

The Uniform Partition of Heirs Property Act (UPHPA), effective September 2021 in Texas, gives dissenting heirs the right to buy out those who want to sell at fair market value. That sounds fair. But when they cannot or will not execute that buyout, the court orders an open-market partition sale.

A court-ordered partition sale typically yields 10–20% less than a direct negotiated sale , because every buyer knows you are legally forced to sell. The law was designed to protect minority heirs. In practice, we see it create expensive stalemates that cost everybody money while the property bleeds holding costs.

Our Heir Liquidity Program™ was built specifically for this situation. We purchase your fractional ownership interest before the stalemate becomes a partition lawsuit , without requiring a single other heir to sign anything. Texas law permits this. We have done it. And it is almost always faster and more profitable than waiting for a court to force the sale.


Learn About the Heir Liquidity Program →
No 7-Day Promises Here
Our Honest 30–45 Day Process

Every cash buyer in Dallas claims they close in 7 days. On a probate transaction, that is almost never true , and when it is, somebody skipped steps that will cause you problems later. Here is what actually has to happen, done correctly.

1

First Call & Documentation

We review the estate situation, title, and any existing probate filings. You gather Letters Testamentary or Affidavit of Heirship.

Days 1–3
2

Cash Offer & Contract

We present a written cash offer within 48 hours. No repairs required. No contingencies. You review and sign the purchase contract.

Days 3–7
3

Title Search & Curative Work

Our title company completes the Dallas County probate chain-of-title search, verifies Letters Testamentary, and clears any liens or clouds.

Days 7–25
4

Closing & Cash Wire

Closing documents are signed. Funds are wired. The deed is recorded at the Dallas County Clerk’s office. You are done.

Days 25–45
Our record in Dallas County is 6 business days on a clean title. We plan for 30–45 because clean titles are not always what we find.
Why Dallas County Families Choose Us
We’ve Seen This Before. All of It.
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Any Condition Accepted

Foundation issues, fire damage, code violations, tenant occupancy, deferred maintenance. We price repairs accurately and do not walk away from hard properties.

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Licensed TX Broker

TREC #526799. We are not a middleman flipping your contract. We are the buyer , and we disclose that clearly in every transaction.

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Attorney Coordination

We work directly with your estate attorney and the Dallas County title company. You do not have to manage communication between parties.

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No Commissions or Fees

We pay all standard closing costs. No agent commission, no hidden fees, no repair credits deducted at closing. The offer you see is the number you close on.

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Heir Disputes Welcome

One heir wants to sell and three do not? We have a specific program for that. We do not walk away when the situation is complicated.

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Hyper-Local Knowledge

Bishop Arts District, Oak Cliff, East Dallas, Cedar Hill, Mesquite. We know the soil, the title companies, the contractors, and the courthouse.

Common Questions
Straight Answers on Dallas Probate
How long does Dallas County probate take in 2026?
Uncontested estates realistically run 6 to 12 months from filing to distribution. The George Allen Courts Building at 600 Commerce St processes thousands of cases annually, and docket congestion pushes hearing dates back months , even on clean filings. Contested cases involving heir disputes, unclear titles, or missing wills easily stretch past 18 months.
What happens if heirs disagree about selling?
Since September 2021, Texas’s Uniform Partition of Heirs Property Act governs this. A dissenting heir has the right to buy out the others at fair market value. If that buyout fails, the court can order a partition sale , which typically nets 10–20% less than a direct sale. Our Heir Liquidity Program lets the heir who wants to sell exit without requiring the others to agree.
Do I need a real estate agent to sell an inherited house?
No. When you sell directly to us, there is no agent, no commission, and no MLS listing. We handle coordination with your estate attorney and the title company. The only professional you need on your side is your probate attorney , and we work with them directly.
How long does it take you to close?
Realistically 30 to 45 days, depending on how quickly we receive your documentation and how clean the title history is. Dallas County title companies need time to complete a probate chain-of-title search, verify Letters Testamentary or Affidavit of Heirship, and clear any liens. We give you the honest answer, not a 7-day promise that falls apart at the closing table.
Can you buy a house that has not finished probate yet?
In many cases, yes , through our Probate Bypass System™. Depending on the estate’s size and how title is held, Texas law provides pathways (Small Estate Affidavit, Muniment of Title) that allow property transfer without completing full probate court. We assess your specific situation and tell you whether you qualify.
What if the house has serious foundation or condition issues?
We buy in any condition. Foundation issues are common in Dallas County because of the expansive clay soil , we price them accurately and do not use them as a negotiating tactic after the contract is signed. Fire damage, code violations, hoarding situations, tenant occupancy , we have seen all of it and we do not walk away from hard properties.
Start Here
Get Your Cash Offer in 48 Hours

We never share your information. TREC #526799.

Dallas Probate House Buyers 812 W Seventh St, Suite B
Dallas, TX 75208
(214) 846-7459
TREC License #526799
Mon–Sat: 8:00 AM – 6:00 PM
Aerial view of a Dallas County residential neighborhood showing the communities where Dallas Probate House Buyers purchases inherited properties
Service Area

We serve all of Dallas County and surrounding communities within 50 miles.

Oak Cliff Cedar Hill Duncanville DeSoto Lancaster Irving / Las Colinas Arlington Coppell Garland Mesquite Rowlett Richardson Plano Frisco McKinney Denton Carrollton + More →
TREC License Disclosure: Dallas Probate House Buyers is operated by a Texas-licensed real estate broker, TREC #526799. We purchase properties as a principal buyer and are not acting as your real estate agent, broker, or attorney. We are not providing legal advice. For estate-specific legal questions, please consult a licensed Texas probate attorney.  |  Privacy Policy  |  Sitemap