Selling a Probate Property? We Make It Simple
Settling an estate is complicated enough without adding the stress of selling a house through probate.
Maybe you're the executor trying to settle your parent's estate. Maybe you're one of several heirs who need to split the proceeds. Maybe the estate has debts that need to be paid from the home's value. Or maybe you're dealing with a combination of all these challenges.
The probate process is already overwhelming - the house sale shouldn't make it worse.
Traditional real estate sales take months and require the property to be in good condition. But probate properties are rarely market-ready, and you don't have months to spend emptying, repairing, and listing the house.
You need a buyer who understands probate, works within the court's timeline, and buys properties as-is.
That's exactly what we do.
Why Executors and Heirs Choose Oak Tree Home Buyers
We've purchased many probate properties and understand the unique challenges involved. Here's how we help:
Buy Completely As-Is. You don't need to empty the house, make repairs, or get it market-ready. We buy probate properties in whatever condition they're in - full of belongings, outdated, in need of repairs, whatever.
Work Within Probate Timelines. We understand the probate process takes time. We can make an offer now and wait to close until the court approves the sale and probate is complete.
1
Experience With Court Requirements.
We know how probate sales work in Georgia and what documentation the court requires. We'll work with your probate attorney to ensure everything is handled properly.
2
Fair Offers for Multiple Heirs.
When multiple siblings or family members inherit a property, we provide one clear offer that can be easily divided according to the will or court order.
3
Fast Closing When Ready.
Once probate is complete and the court approves the sale, we can close quickly - often in 7-14 days.
4
No Agent Commissions.
When you're splitting proceeds among multiple heirs or paying estate debts, every dollar matters. You don't pay any commissions or fees to us.
Common Probate Property Situations
Multiple Heirs. The property was left to 2, 3, or more siblings or family members. Nobody wants to live in the house together, and you all just want to split the money and move on.
Estate Debts. The deceased had debts - medical bills, credit cards, taxes - that need to be paid from estate assets. The house needs to be sold to settle these obligations.
Out-of-State Heirs. One or more heirs live in another state and can't easily manage clearing out and selling a Georgia property from a distance.
Property in Disrepair. The house hasn't been maintained and needs significant repairs. None of the heirs have money to invest in fixing it up, and you all just want it sold.
Disagreement Among Heirs. Not everyone agrees on what to do with the property. A quick sale for cash removes the ongoing source of family conflict.
Executor Overwhelmed. You're the executor and responsible for settling the entire estate. You don't have time or energy to manage a months-long traditional home sale on top of everything else.
Property Has Tenants. The deceased was renting out the property, and now you've inherited tenants you don't want to manage. (See also: Tired Landlords)
Property Has Issues. Code violations, liens, title problems, or other complications that make a traditional sale nearly impossible. (See also: Code Violations)
Understanding the Georgia Probate Process
Probate is the legal process of settling a deceased person's estate. Here's generally how it works in Georgia:
Step 1: Probate is Opened. Someone (usually a family member) files to open probate in the county where the deceased lived. An executor or administrator is appointed.
Step 2: Assets are Identified. The executor identifies all estate assets, including real property (the house).
Step 3: Debts and Taxes. The executor pays any estate debts, taxes, and expenses from estate funds.
Step 4: Property Can Be Sold. If the will authorizes it or the court approves it, the executor can sell real property. This is where we come in.
Step 5: Proceeds are Distributed. After the house sells and all debts are paid, remaining proceeds are distributed to heirs according to the will or Georgia law.
The timeline varies - probate can take 6 months to over a year depending on complexity. The good news: we can make an offer early in the process and simply wait to close until the court approves the sale
Do You Have Authority to Sell?
This is the key question. In Georgia:
If there's a will that gives the executor power to sell real property without court approval, the executor can accept our offer and close once probate letters are issued.
If there's no such provision (or no will), the executor typically needs court approval to sell. We can still make an offer - it just needs to be approved by the probate court before closing.
If you're an heir but not the executor, you can't sell the property yourself. But you can contact us, we'll reach out to the executor, and we'll work together to facilitate the sale.
We're experienced with both scenarios and will work with your probate attorney to follow the proper legal process.
What If There Are Multiple Heirs?
This is very common and actually makes our process even more valuable:
One Simple Offer. We provide one cash offer for the property. The executor and heirs can review it together and decide if it works.
Easy Division. Cash proceeds are easily divided among heirs according to the will or court order. Much simpler than trying to divide an actual house.
Removes Conflict. When siblings or family members disagree about the property, a quick sale for cash removes the ongoing source of tension. Everyone gets their share and can move on.
No Ongoing Expenses. While you debate what to do with the house, someone is paying property taxes, insurance, utilities, and maintenance. Selling quickly ends these expenses.
Fair to Everyone. Nobody has to buy out the others, nobody gets stuck managing the property, and nobody feels cheated. Everyone gets cash.
What About the House Full of Stuff?
This is one of the biggest challenges with probate properties - a lifetime of belongings that need to be dealt with.
Traditional approach:
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Heirs spend weeks sorting through everything
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Hold an estate sale for valuable items
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Donate what's usable
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Hire junk removal for the rest
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This can take months and cost thousands
Our approach:
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Take what you want (photos, heirlooms, sentimental items)
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Leave everything else
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We'll handle clearing the house after closing
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You don't spend time, money, or emotional energy on it
Many executors tell us this alone is worth accepting a cash offer - not having to clear out a parent's lifetime of accumulation.
​What If the Property Needs Repairs?
Most probate properties do. Elderly owners often defer maintenance, and houses can sit vacant during probate, causing additional deterioration.
Common issues we see:
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Outdated systems (HVAC, plumbing, electrical)
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Roof damage or leaks
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Foundation or structural issues
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Cosmetic updates needed (old carpet, outdated finishes)
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Deferred maintenance (gutters, paint, landscaping)
You don't fix any of it. We buy the property as-is and handle all repairs ourselves. This saves you thousands in repair costs and weeks or months of project management.
Timing: When Should You Contact Us?
The earlier, the better. Here's why:
Early in probate: We can provide an offer that helps you plan. You'll know what the property is worth and can factor that into estate planning, debt payment, and distribution plans.
During probate: We can make an offer and wait to close until probate is complete and the court approves the sale (if required).
After probate is complete: We can close quickly - often in 7-14 days.
There's no downside to contacting us early. Getting an offer doesn't obligate you to accept it, and it gives you valuable information for estate planning.
How Estate Debts Affect the Sale
If the estate has debts, they must be paid before heirs receive anything. Common estate debts include:
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Final medical expenses
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Credit card balances
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Funeral costs
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Outstanding taxes
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Probate attorney fees
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Executor fees
The house is often the estate's largest asset, so selling it provides the funds to pay these obligations.
Here's how it works:
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We make an offer on the property
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The executor calculates total estate debts
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Our purchase price pays off those debts at closing
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Remaining proceeds go to heirs
We can work with probate attorneys to structure the closing so debts are paid properly and heirs receive their rightful inheritance.
Our Process for Probate Properties
Step 1: Initial Contact. The executor, an heir, or the probate attorney contacts us about the property.
Step 2: Property Assessment. We visit the property to assess condition. The executor doesn't need to be present if that's difficult - we can coordinate access.
Step 3: Cash Offer. We provide a written cash offer within 24-48 hours. This can be shared with all heirs and the probate attorney.
Step 4: Offer Review. The executor and heirs review our offer and decide if it makes sense. We're available to answer any questions.
Step 5: Court Approval (if needed). If court approval is required, the executor's attorney handles filing. We provide any needed documentation.
Step 6: Closing. Once probate is complete and any court approval is obtained, we schedule closing. All estate debts are paid, and remaining proceeds are distributed to heirs.
​What If the Property Needs Repairs?
Most probate properties do. Elderly owners often defer maintenance, and houses can sit vacant during probate, causing additional deterioration.
Common issues we see:
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Outdated systems (HVAC, plumbing, electrical)
-
Roof damage or leaks
-
Foundation or structural issues
-
Cosmetic updates needed (old carpet, outdated finishes)
-
Deferred maintenance (gutters, paint, landscaping)
You don't fix any of it. We buy the property as-is and handle all repairs ourselves. This saves you thousands in repair costs and weeks or months of project management.
Do We Buy Properties With Liens or Title Issues?
Yes. Probate properties often have complications:
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Unpaid property taxes (tax liens)
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Unpaid HOA dues (HOA liens)
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Medical liens
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Judgments against the deceased
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Unclear title issues
We have experience resolving these issues. Liens are typically paid from sale proceeds at closing, and we can work through title problems that might scare off traditional buyers.
Why a Cash Sale Makes Sense for Probate Properties
Speed: Traditional sales take 3-4 months. Every month the estate stays open costs money (taxes, insurance, utilities, maintenance).
Certainty: Cash sales don't fall through due to financing issues. Once we make an offer, you can count on it.
Condition: Traditional buyers expect move-in ready homes. We buy as-is, saving you repair costs and time.
Simplicity: One offer, one buyer, one closing. Easy to understand and easy to split among heirs.
Reduced Conflict: Quick cash sales minimize ongoing family disagreements about what to do with the property.
Lower Costs: No agent commissions (5-6%), no repair costs, no ongoing holding costs while it sits on the market.
Serving Counties Southeast of Atlanta
We buy probate properties throughout Henry County, Newton County, Rockdale County, Clayton County, Walton County, Butts County, Spalding County, Monroe County, Lamar County, and parts of Dekalb County - including McDonough, Covington, Conyers, Lithonia, and surrounding areas.
Experience and Compassion
At Oak Tree Home Buyers, we understand that selling a probate property isn't just a transaction - it's part of settling a loved one's estate during an already difficult time.
Our values of Authenticity, Stewardship, and Extreme Ownership mean:
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We're honest and transparent about our offers
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We treat your loved one's property with respect
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We do what we say and follow through on commitments
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We work patiently with probate timelines and court requirements
We've helped many families through the probate process, and we can help yours too.
We believe in improving lives, neighborhoods, and communities, one home at a time - and that includes helping families settle estates with dignity and fairness.
Questions? We're Here to Help
Probate is complicated, and every situation is unique. We're happy to answer questions even if you're not ready to sell.
Common questions we can help with:
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Do I have authority to sell this property?
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How does the probate sale process work?
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What is the property actually worth?
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How do we handle multiple heirs?
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What if there are liens or title issues?
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How long will this take?
Call us at 770-626-4550 for a no-pressure conversation about your probate property
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Ready to Sell Your Probate Property?
​If you're the executor or an heir dealing with a probate property, let's talk about how we can help make this process easier.
We'll provide a fair cash offer with no obligation. You can share it with other heirs and your probate attorney and decide together if it makes sense.
The sooner you get an offer, the sooner you can plan the estate settlement and move forward.
Call us at 770-626-4550 or fill out the form below to get your free, no-obligation cash offer on your probate property.
