You want as-is
No repairs. No showings. Cash buyers usually take the house as it stands.
Probate Guardians TN Service
Cash Offers for Probate Properties
We show you the cash offers, and what the estate would net on the open market. Both numbers, one page.
An empty house costs money every month it sits. Cash is faster. It isn't always better.
We show you both numbers
We walk the house, put both numbers on one page, and bring you written offers from independent cash buyers we work with.
We are licensed agents. We are not the buyer, and we are not paid by the buyer.
When cash is worth a look
This page is for the cash number. The full decision lives on Inherited Home Sales.
You want speed more than the last dollar
Cash is faster. It isn't always better. Both numbers stay on the page so you can see the difference.
You want more than one letter
Written offers, not one wholesaler who mailed the estate.
We work across Middle Tennessee. Local notes for each county are on our counties pages.
How it works
We walk the house, send the package to independent cash buyers we work with, and put their written offers next to the market number. That usually takes a few days. We don't promise a timeline we don't control.
What's on the one page
Open market
What the estate would likely net after typical costs of sale.
Cash
The written offers, set directly beside that market number.
The cost of waiting
Insurance, lawn, utilities, and how many months those bills keep running.
Repairs, if they'd change the answer
If targeted repairs would move the market number enough to matter, that scenario sits on the same page.
The buyout number, if one heir wants to keep the house, is on Inherited Home Sales.
How we're paid
One listing commission, paid out of the closing. Nothing up front, and nothing owed if the estate doesn't sell.
We are not paid more when you take cash. If the open market leaves the estate with more after the cost of waiting, saying so is in everyone's interest, including ours.
What this page is not
We are not the buyer
We're licensed agents. Every offer comes from an independent cash buyer.
Not one letter from one wholesaler
You're not stuck deciding on a single number from whoever mailed the estate first.
Not a push toward cash
If the open market leaves the estate with more after carrying costs, take it to market.
Questions we hear a lot
How do cash offers work on a probate house in Tennessee?
We walk the property, document its condition, and send that package to independent cash buyers we work with. They respond in writing. You see every offer alongside what the estate would likely net on the open market.
Are you the buyer?
No. We are licensed real estate agents. Every cash offer comes from an independent buyer, and we are not paid by them.
How fast can a cash sale close?
Cash removes the financing timeline. It cannot remove the court's schedule where approval is required. We'll give you a realistic window once we know which county the estate is in and what authority you're working under.
Do I still need an attorney?
We are not a law firm and can't advise you on that. Most executors in this position are working with a Tennessee probate attorney, and if you don't have one we can point you toward several.
What if cash comes in lower than the market number?
That happens often. A lower number today can still leave the estate ahead of a higher number months out, once carrying costs and repairs are counted. The page shows you both.
Can I sell as-is if the house is full or needs work?
Yes. Cash buyers generally take properties as they stand. If you'd rather clear it out first, we coordinate that too, keepsakes out before anything else moves.
Do I have to fly in if I live out of state?
No. We handle the in-person work and closing documents can be signed remotely.
Want both numbers on one page?
Call or text if that's easier. Or leave your name, a way to reach you, and the city the house is in.
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eXp Realty, LLC
Scott Hardesty, TN License #306088 — eXp Realty, LLC · 888-519-5113
The Forward Realty Group, LLC
Branton Walker, TN License #381314 — The Forward Realty Group, LLC · (615) 554-4890
Equal Housing Opportunity.
Call or text (615) 669-7075. Not a law firm.