Selling During Probate
For executors and administrators with an active Clark County case who need to sell the house within the court's rules.
Probate, inherited, and trust homes in Las Vegas
A Patient Cash Buyer for Las Vegas Estate Homes
When a parent's house becomes part of an estate, the decisions arrive all at once. We buy probate, inherited, and trust-held homes as they are, on a schedule that respects the court and your family.
- Belongings can stay
- No repairs or cleanout
- We work with your probate attorney
- No agent commission
- We wait on the court
Who We Help and What We Buy
We are a direct buyer of residential property that is tied up in an estate somewhere in the Las Vegas valley or Henderson. Most of the people who reach us are executors, court-appointed administrators, successor trustees, or adult children who suddenly find themselves responsible for a house they grew up visiting. Some are also handling the job from a thousand miles away. We purchase the home ourselves, with our own funds, so there is no listing, no open house, and no parade of strangers moving through rooms that still hold a family's life.
Every estate arrives by a different road. Some families are partway through a court case and need to sell a house while the Clark County probate case is still open. Others already hold title through a deed upon death or joint tenancy and are simply deciding what comes next for an inherited house the heirs now own outright. When the property sits in a living trust, the path usually skips probate altogether, and our page on a successor trustee selling a trust-held home walks through how that tends to work. If you are still sorting out which situation is yours, the overview of probate and inherited home situations lays them side by side.
We buy single-family homes, townhomes, and condos in nearly any condition: dated kitchens, roofs near the end of their life, rooms full of furniture, or a yard that went quiet years ago. The heirs are not expected to scrub, fix, or empty the house before talking with us.
Where Families Usually Are When They Call
No two estates look alike, but most fall into one of these. Pick the one closest to yours.
Inherited House
The deed upon death, survivorship deed, or closed estate has done its work. Now the heirs have to decide what happens next.
When Heirs Disagree
One heir wants to keep the home, another wants out. Nevada's partition rules, buyout options, and steps that keep families talking.
Out-of-State Executor
Named executor or appointed administrator living elsewhere? Nevada residency rules, ancillary cases, and selling with fewer flights to Las Vegas.
House With a Mortgage
Mortgage, reverse mortgage, unpaid Clark County taxes or HOA dues on a parent's home: what each one means for timing, and how a sale clears them.
Full of Belongings
Furniture, keepsakes, paperwork, even a home packed wall to wall. Keep what matters to your family and leave the rest; we buy the house as it sits.
Small Estates
Set-aside, summary administration or an affidavit: which Nevada shortcut can include a house, and how the sale is handled in each one.
Living Trust Sale
Named successor trustee of a parent's trust? How your authority to sell works, what the title company will ask for, and how to keep beneficiaries informed.
Direct Sale or Agent Listing: How Each Works for a Nevada Estate
Listing an estate home with a real estate agent is a perfectly reasonable choice, and for some families it produces the highest price. Our goal is to explain the tradeoffs clearly so you and your probate attorney can decide. Nothing on this page is legal advice; the rules below are general, and your attorney should confirm how they apply to your case.
Court confirmation and the overbid hearing
In Clark County, probate matters are heard in the Eighth Judicial District Court, where probate commissioners handle the day-to-day calendar. Under Nevada's probate sale statutes in NRS Chapter 148, when a personal representative does not hold full authority under the Independent Administration of Estates Act, a sale of real property generally has to be reported to the court and confirmed before title passes. At the confirmation hearing, other buyers may appear and offer more, and Nevada law sets the minimum amount a new bid must exceed the accepted offer by. That means the buyer who signed first can be outbid in the courtroom, and the estate may end up selling to someone else. Even when an executor has full independent authority, interested persons typically receive notice of the proposed sale and can object, which can send the matter back before the court. The Eighth Judicial District Court probate department publishes its calendars and procedures for anyone who wants to see how hearings are scheduled.
Where a direct buyer actually changes things
Selling to us does not let anyone skip the court. If your case requires confirmation, our purchase goes through confirmation too, and we accept that we may be overbid. What changes is everything around the hearing. There are no showings to schedule, no repair requests after an inspection, no realtor's commission coming out of the estate's share, and no cleanout before closing. We also expect the timeline that probate creates, so a continued hearing or a slow return of letters does not unravel the deal. Families who feel they cannot keep a vacant house in showing condition for months often find that tradeoff worth it. Families with time, energy, and a house in good shape may prefer the open market, and we will say so. Our page on how our estate purchase process works shows where each court step falls.
Whenever You're Ready
There is no deadline on our side. Tell us about the house and where things stand with the estate, and we will explain what a direct sale could look like, including how it would fit with your attorney and the court.
If you would rather hear a voice first, the red button at the bottom of the screen calls our line.
Caring for the House Between a Death and a Sale
The weeks after a loss rarely leave room for property management, yet an empty home keeps needing attention. Before any sale, whoever has authority over the estate is usually responsible for protecting its assets, and the house is often the largest one.
Keeping utilities on, but not running
Shutting off power in a Las Vegas summer can damage a house quickly; heat builds inside, refrigerators spoil, and some security and irrigation systems stop working. Many families keep electricity and water active, set the thermostat to a moderate level, and turn off the water supply to fixtures that are not being used. Transferring the accounts into the estate's name, rather than letting them lapse, avoids surprise disconnections.
Insurance on a home no one lives in
A homeowner's policy written for an occupied house may restrict coverage once a home sits unoccupied for a period of time. Call the carrier, tell them the owner has passed away, and ask directly whether a vacant-dwelling policy or endorsement is needed. Waiting to have that conversation until after a broken pipe or a break-in is the expensive way to learn the answer.
Securing the property and what is inside
Vacant homes attract attention. It helps to collect spare keys, consider rekeying the locks once your attorney confirms you have authority to do so, forward the mail, and ask a neighbor to keep an eye on the street. Remove anything irreplaceable or sensitive early: original wills and deeds, financial records, jewelry, medications, and firearms. Property taxes and any HOA dues continue to accrue in the meantime, which matters if there is also a mortgage, reverse mortgage, or tax balance on the inherited house. For homes still holding decades of furniture and keepsakes, our notes on an inherited house full of belongings cover sorting at a pace that feels manageable.
How We Figure a Cash Offer on an Estate Home
There is no secret formula behind our numbers, and no figure is quoted for the estate before we have seen the house. An offer comes together from a handful of plain considerations, and we are glad to walk through each of them with you, your siblings, or your attorney.
First is what similar homes nearby have recently sold for in finished condition. Second is the work the house realistically needs to reach that condition: roof, plumbing, electrical, flooring, kitchens, baths, and anything we find that was quietly deferred. Third is the cost of handling what is left inside, since we take on removal of belongings you do not want. Fourth is time. We will carry the property through the court process and any confirmation hearing, and the taxes, insurance, utilities, and HOA dues during that stretch are part of the picture. Last are any liens, mortgages, or back taxes that title must clear at closing.
Because we are buying a house as-is and absorbing those costs and risks, our offer will typically sit below what a fully repaired home could fetch on the open market. We explain our reasoning in writing so every heir can see it and nobody has to take our word for it. If the gap between our offer and a listing feels too wide for your family, that is useful information too.
Neighborhoods Across the Valley
From mid-century ranch homes near downtown to the Del Webb communities in Summerlin and Anthem, these are the parts of the valley where we buy most often.
Central Las Vegas
Huntridge cottages and McNeil ranch homes often carry decades of family history and original systems. We buy them as they stand.
Sunrise Manor
East-side homes near Nellis and Boulder Highway, governed by Clark County rather than a city. Practical notes for families settling one.
North Las Vegas
From postwar blocks by downtown to Aliante's newer streets, a look at what North Las Vegas estate houses tend to need from heirs.
Paradise and UNLV
Ranch homes near UNLV and in Paradise Palms, often rented to students or kept by one family for decades. How estates usually handle them.
Spring Valley
Spring Valley's 1970s to 2000s subdivisions often come with an HOA. What executors should know about dues, notices, and resale paperwork.
Sun City Summerlin
Age-restricted streets, an active community association, and many homes held in trusts. What Sun City Summerlin families should expect when selling.
Henderson
Wartime townsite houses near Water Street and Green Valley's late 1970s neighborhoods each bring different questions for heirs. We buy both as they stand.
Sun City Anthem
Newer Del Webb homes on the Henderson hillside, often held in a trust. A calm look at association steps, trustee authority, and selling as-is.
Why Families Choose to Work With Us
We would rather earn trust through how we behave than through slogans. These three commitments describe how we try to handle every estate house.
We buy the home exactly as it stands
No repairs, no staging, no cleanout. Keep the photographs and heirlooms that matter, and leave the rest behind. We handle the removal after closing so no one has to rent a dumpster during an already heavy season.
We work alongside the estate's professionals
Your probate attorney, your accountant, and a licensed Nevada title company remain in charge of the legal and financial steps. We supply documents promptly, sign the court-required forms, and keep everyone on the same page. When heirs disagree about whether to sell, we present the same information to each person and never pressure one sibling to persuade another.
We keep to the court's calendar
Probate rarely moves on anyone's preferred schedule. Hearings get continued, paperwork gets corrected, and families need time. We plan for that from the first conversation, and we stay in touch with clear updates. Out-of-town families can read how we help an executor managing a Las Vegas house from another state, and our page about our company and values explains the principles behind these commitments.
Las Vegas and Henderson Neighborhoods We Serve
We buy estate homes across the valley, from mid-century ranch houses near downtown to newer stucco homes in the suburbs. Each area brings its own mix of housing age, HOA rules, and local jurisdiction, which can affect permits, title, and timing. A few places where we often work are older central Las Vegas neighborhoods like Huntridge and McNeil Estates, the established streets of Henderson's Townsite and Green Valley, and the age-restricted community of Sun City Summerlin, where HOA paperwork becomes part of every sale. We also buy in Paradise near UNLV and throughout the City of North Las Vegas.
The complete list lives on our page of Las Vegas valley areas where we buy probate houses. If a smaller estate might qualify for a simpler court process, the guide to small estates, set-asides, and summary administration is a helpful starting point, and the answers to common questions on our estate home sale FAQ cover fees, timing, and belongings.
A Few Common Questions
Does the estate pay you a fee or commission when you buy the house?
No. We purchase the estate house ourselves rather than acting as a realtor, so the estate owes no commission to us. Ordinary closing costs run through a licensed Nevada title office, and we explain in writing who pays which items before anything is signed. The estate's attorney fees and court costs are separate and are set by your attorney and the court.
Can the estate still be outbid if it accepts your offer?
Yes, if your sale requires court confirmation. Nevada law allows other buyers to submit a higher bid at the confirmation hearing, and the court can accept it. We understand that going in. Under full independent administration a hearing may not be required, but interested persons usually receive notice and can object. Your probate attorney can tell you which path applies to your case.
Do we need to clean out or repair the house first?
No. We take estate homes in their current state, including furniture, clothing, tools, and whatever has gathered in the garage. The heirs can remove the keepsakes they care about, and anything left behind stays for us. We arrange removal after closing. We also do not ask for repairs, inspections on your side, or upgrades before the sale.
Will you work with our probate attorney?
Yes, and we prefer it. Your attorney guides the court filings and confirms what the personal representative is authorized to do. We provide our purchase agreement, proof of funds, and any documents the court or title company needs, and we coordinate with your attorney's office on hearing dates and closing. Legal and tax questions stay with your attorney and accountant.
Which parts of the Las Vegas area do you buy in?
We buy throughout the Las Vegas valley and Henderson, including central Las Vegas, North Las Vegas, Sunrise Manor, Paradise, Spring Valley, Sun City Summerlin, and Sun City Anthem. If the house is somewhere else in Clark County, reach out anyway and we will tell you honestly whether it is a fit for us.