Texas Probate Basics
When a homeowner in Texas dies, their property typically must pass through probate before it can be transferred or sold. Texas probate law provides multiple pathways — some relatively fast, some slow. Which path applies depends on whether there’s a will, the size of the estate, and whether heirs agree.
Common Texas Probate Timelines
Muniment of Title (fastest — 2–8 weeks): Available when there’s a valid will and no unsecured debts. The will is admitted to probate as a transfer document without full administration. The fastest path to selling an inherited home.
Independent Administration (most common — 3–9 months): An executor is appointed with broad authority to sell without court approval for each transaction. Once letters testamentary are issued, the executor can typically sell the home.
Dependent Administration (longest — 6–18 months): Requires court approval for each major action. Typically used when heirs dispute the estate or when no executor is named.
How Cash Buyers Work with Probate
DFW Fast Close works with probate estates regularly. We can make an offer immediately, even before probate is opened. Once you have letters testamentary (executor authority), we can close quickly — often within 14 days of receiving the executed purchase agreement.
Costs That Accumulate During Probate
Every month a probate home sits costs money: property taxes ($600–$1,200/month on a typical DFW home), homeowner’s insurance ($150–$300/month), utilities to prevent damage, and maintenance. Moving quickly through probate and into a cash sale stops these costs fast.