The house is empty and the bills keep coming
Insurance, lawn, and power still get billed. Every month the estate waits has a price.
Probate Guardians TN Service
Inherited Home Sales
We show you the cash offers, what the estate would net on the open market, and what a sibling buyout would take. Three numbers, plus what waiting costs.
An inherited house still costs money every month it sits. You pick the path.
We show you the numbers
We walk the house and put the numbers on one page. The cash offers. The open market. What it would take for one heir to buy the others out. And what each month of waiting costs.
Offers come from independent cash buyers we work with. We are licensed agents, not the buyer.
When families ask for this
People usually want the numbers in one of these situations.
You live out of state
You shouldn't have to fly in for showings. We walk it here.
The heirs don't agree
One wants cash. One wants to take it to market. One wants to keep it. Same page for everyone. We don't take sides.
The house needs work
Roof, HVAC, tenant damage. Some buyers take it as-is. If repairs would leave the estate more, that version is on the sheet.
There's still a mortgage, a tenant, or a reverse mortgage
Those change both the net and the timeline. They belong on the page before anyone picks a path.
Local notes for each county are on our counties pages.
The paths
You pick. The numbers sit on one page.
Take cash
Written offers, usually as-is. Faster. Not always more.
Take it to market
List it. Showings, a timeline, typical costs on the sheet. If repairs would move that number enough to matter, that version is included.
One heir keeps the house
The others still need a defensible number. We write what a buyout would take so the file has a figure, even if the house never lists.
How it works
Six steps. Nothing to sign on the first call.
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First call
Tell us the address and where the estate stands. Nothing to sign. Call or text (615) 669-7075.
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We walk the house
Photos with the date on them. You don't have to be there.
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The numbers on one page
Cash, the open market, a buyout if someone wants to keep it, and what waiting costs.
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If cash is in play
Independent cash buyers we work with send offers in writing. That usually takes a few days.
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Your attorney, and the court if needed
The court has to approve the sale where that's required. We don't practice law.
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If the house sells, or if someone keeps it
We can line up a clean-out so keepsakes come out first.
What's on the one page
Cash. Market. Buyout, if someone wants to keep it. Plus what it costs to wait.
Cash number
The written cash offers.
Market number
What the estate would keep after typical costs on the open market.
Buyout number
What it would take for one heir to buy the others out.
What it costs to wait
Insurance, lawn, utilities, and how many months those bills keep going.
If repairs would change the market number enough to matter, that scenario is on the same sheet.
How we're paid
Nothing is owed up front. If the house sells, we are paid a listing commission at closing. That is true whether you take cash or take it to market. We are not paid more when you take cash.
If the path is a buyout and there is no listing, we will tell you how we are paid before any work starts.
What this is not
We don't buy the house
The offers come from independent cash buyers we work with.
Not one wholesaler letter
You're not stuck with one number from someone who mailed the estate.
You don't have to sell
If one heir keeps it, or if waiting is the better math, say so. The page is the numbers, not a listing agreement.
We are not a law firm
Your attorney, and the court if needed, handle the legal side.
We don't give tax advice
Ask a CPA. We can point you to one.
Questions we hear a lot
How do you sell an inherited house in Tennessee?
We walk the house and put the numbers on one page. Cash, the open market, a buyout if someone wants to keep it, and what waiting costs. You pick the path. Your attorney, and the court if needed, still have to sign off.
What if one sibling wants to keep the house?
That is a path, not a problem. We write what a buyout would take so everyone is looking at the same number. We don't take sides.
What if there's still a mortgage or a reverse mortgage?
It changes the net and the timeline. We put that on the page before anyone picks a path. Your attorney and the lender handle the payoff. We don't.
What if a tenant is in the house?
It changes access, timing, and sometimes the number. We note it on the page. We don't give landlord-tenant advice.
Do I still need an attorney?
We are not a law firm. Most estates need a Tennessee probate attorney before you can sell. If you do not have one, we can point you to several.
What about taxes when we sell?
We are not CPAs and we don't give tax numbers. A sale can have tax consequences. Ask a CPA. We can point you to one.
Do I have to fly in if I live out of state?
No. We do the walk-through and the photos. You can review numbers and sign from where you live. More on the out-of-state executors page.
Can we sell as-is if the house is full or needs work?
Yes. Cash buyers usually take it as-is. If the house is full, we can line up a clean-out so keepsakes come out first. If repairs would change the market number, that version is on the sheet.
Want the numbers?
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.