Selling During Probate
For executors and administrators with an active Clark County case who need to sell the house within the court's rules.
Find your situation
Probate and Inherited Homes: Find the Guide That Fits
Every estate reaches the same question about the house in a different way. Start with the description below that sounds most like yours.
- Belongings can stay
- No repairs or cleanout
- We work with your probate attorney
- No agent commission
- We wait on the court
Begin With How Title Is Held
The single most useful thing to know is who holds title to the house today. A home still in a parent's own name usually needs a Clark County court process before it can be sold. A home in a living trust, or one that passed by a recorded deed upon death or joint tenancy, often does not. Once that is clear, the practical problems come into focus: family members who disagree, a loan or lien that keeps growing, a house full of belongings, or an executor who lives far away. Each guide below covers one of those situations. None of them is legal advice, and every estate should have its own attorney.
If you are not sure who holds title, the recorded deed answers most of the question. The Clark County Recorder keeps those records, and the estate's attorney or a title company can pull the current vesting for you. Many families find that two or three of these guides apply at once; a trust house can also carry a reverse mortgage, and an out-of-state executor may also be facing a garage packed to the rafters. Read whichever ones fit.
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.
When a Nevada Court Case Is Involved
An open probate case
If you have been appointed executor or administrator and the house is part of the estate, our guide to selling a house during an open Clark County probate walks through letters, notice and the court confirmation that Nevada requires for real property sales.
A smaller estate
Nevada provides shorter procedures for estates under statutory value limits. Our explanation of set-asides, summary administration and the small estate affidavit shows which ones can include a house and how a sale works in each.
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.
When the House Passed Outside Probate
Title already in the heirs' names
When probate is finished, or a deed upon death or joint tenancy moved the house directly to family, the heirs decide together what happens next. Read about selling a house that has already passed to the heirs for the paperwork and choices involved.
A house in a living trust
A successor trustee can often sell without court involvement, but with real duties to the beneficiaries. The guide for a successor trustee selling a trust-held home covers authority, certification of trust and timing.
When Family or Distance Complicates Things
Heirs who see it differently
One sibling wants to keep the house, another needs the money, a third will not return calls. Our thoughts on selling when heirs disagree about the house offer ways to keep the conversation productive and describe what a partition action would involve if talks break down.
An executor in another state
Managing a Las Vegas home from Phoenix, Denver or the other coast is common. The guide for an executor or trustee living out of state covers access, security, remote signing and finding trustworthy local help.
When the House Itself Is the Problem
Loans, liens and back taxes
A mortgage, reverse mortgage, unpaid property taxes or HOA dues each run on their own clock. Our page on an inherited house that still has a mortgage or lien explains how each works and how closing pays them off.
A home full of a lifetime of things
Furniture, papers, collections, sometimes rooms that cannot be entered. See what to do with a house still full of belongings before anyone starts hauling boxes.
Where We Buy and How It Works
We buy probate, inherited and trust homes across the valley, from central Las Vegas to Henderson and both Sun City communities. Browse the Las Vegas and Henderson areas we serve, or read how a direct sale to us unfolds alongside your attorney and title company.
In short, we buy estate homes for cash and take houses as they are, with the heirs asked for neither repairs nor a cleanout, and belongings the family does not want can stay behind. No realtor's commission comes out of the estate's share. We coordinate with the estate's attorney and the title company, and when a court date or a trust notice period sets the pace, we can wait for it. What we will not do is pressure a grieving family or tell you what the law requires; those answers belong to your attorney.
A Few Common Questions
How do I know whether the house has to go through probate?
Start with the recorded deed. If the house is titled to a living trust, has a recorded deed upon death, or was held in joint tenancy with a surviving owner, it may pass outside probate. If it was in the person's own name alone, a court process is usually needed. The Clark County Recorder's records and a probate attorney can confirm which applies.
Can you buy the house before the court case is finished?
Often, yes, once the personal representative has authority to sell. In Nevada a sale of estate real property generally needs notice and court confirmation, so the closing is scheduled around that step. We are comfortable waiting on court timelines and working with the estate's attorney and title company throughout.
Do you give legal or tax advice to families?
No. We are a local cash buyer, not a law firm or tax advisor. Our guides share general information about how Nevada estates and home sales commonly work, but every estate is different. Please rely on your probate attorney for legal questions and a tax professional for questions about taxes on an inherited home.