Key Takeaways

Key Takeaways Texas probate typically takes 4-6 months , but you can often sell during probate with court approval, avoiding months of carrying costs that average $800-$1,200 monthly in Plano. Inherited properties get "stepped-up basis" for taxes , meaning you likely owe little to no capital gains tax — but get the property appraised as of the death date to establish this valuable tax benefit. Cash buyers handle problem properties that traditional buyers won't touch, including houses with deferred maintenance, title issues, family disputes, or properties needing major updates to compete in Plano's $520,000 median market. Fast sales often make financial sense for inherited properties due to mounting carrying costs, deterioration from vacancy, and family stress — plus Plano's strong market means fair offers are available now.

Inherited a House in Plano, Texas? Here's What You Need to Know About Selling Fast

Look, I get calls every week from folks in Plano who've just inherited a house and have no idea what to do next. You're grieving, you're overwhelmed, and now you've got this property sitting there with taxes piling up and maybe some repairs needed. I've been helping families through this exact situation for years, and I want you to know — you're not alone, and you've got options.

The Plano housing market is still strong in 2026, with median home prices around $520,000 according to recent data. But here's the thing — when you inherit a property, especially one that needs work or has been sitting empty, you're not dealing with a typical market sale. You're in what we call the non-traditional space, and that requires a different approach.

The Reality of Inherited Properties in Texas

Texas has its own probate laws, and they're actually more straightforward than many states. But that doesn't mean it's simple. I had a family call me last month who inherited their grandmother's house on 18th Street in East Plano. Beautiful neighborhood, but the house had been empty for two years, had foundation issues, and they were three siblings who all lived out of state. None of them wanted to be landlords, but they also couldn't agree on repairs.

Here's what most people don't realize: in Texas, you might not even need to go through formal probate if the estate is small enough. There's something called a "small estate affidavit" for estates under $75,000 (not including the homestead). But most Plano properties are worth more than that, so you're likely looking at the full probate process.

Understanding Texas Probate for Real Estate

The probate process in Collin County typically takes 4-6 months minimum, but I've seen it drag on for over a year when families can't agree or when there are complications. During this time, you're responsible for:

• Property taxes (Plano's combined tax rate is about 2.1%)
• Homeowners insurance
• Basic maintenance and security
• Utility bills if you're keeping services on

That adds up fast. On a typical $400,000 inherited house in Plano, you're looking at about $1,000+ per month just in carrying costs.

When You Can Sell During Probate

Good news: in Texas, you don't always have to wait for probate to close before selling. If you're the executor (called "personal representative" in Texas), you can often get court approval to sell the property during probate. This is especially common when the estate needs cash to pay debts or when the property is deteriorating.

At HOMESELL USA, we've worked with dozens of executors in Collin County to buy properties while probate is still pending. We know exactly what paperwork the court needs, and we can structure the sale to close as soon as you get approval.

Common Problems with Inherited Plano Properties

Let me tell you what I see most often with inherited houses in the Plano area:

Deferred Maintenance

When elderly homeowners can't keep up with repairs, problems pile up. I'm talking about HVAC systems that haven't been serviced in years, roofs with missing shingles, plumbing issues, and foundation problems. In Plano's clay soil, foundation issues are especially common in older homes.

Outdated Everything

That house might have been perfect in 1985, but today's buyers in Plano expect updated kitchens, modern bathrooms, and energy-efficient windows. The cost to modernize can easily hit $50,000-$100,000.

Family Disagreements

Maybe one sibling wants to keep the house, another wants to sell, and the third wants to rent it out. I've seen families torn apart over inherited property. Sometimes the fastest solution is to sell to an investor like HOMESELL USA who can close quickly and split the proceeds.

Title Issues

Sometimes there are liens, unpaid taxes, or unclear ownership. We deal with these problems all the time and can often buy the property subject to resolving these issues.

Your Options for Selling Fast

You've got three main paths when you inherit a house in Plano:

Option 1: Traditional Market Sale

If the house is in good condition and you're not in a hurry, you might list it with a realtor. In Plano's current market, well-maintained homes are selling within 30-45 days on average. But remember, you'll pay 6% in realtor commissions plus closing costs, and you'll need to handle any repairs or staging.

Option 2: Sell to an Investor (Like Us)

This is often the smartest choice for inherited properties, especially if there are repairs needed or family complications. We buy houses in any condition, handle all the paperwork, and can often close in 2-3 weeks. No commissions, no repairs, no hassle.

Option 3: Keep It as a Rental

Plano's rental market is decent, with average rents around $2,200 for a 3-bedroom house. But being a landlord from out of state is tough, and older houses can be money pits for repairs.

Tax Considerations You Need to Know

Here's some good news: when you inherit property, you get what's called a "stepped-up basis." That means for tax purposes, your basis in the property is its fair market value when you inherited it, not what your parents originally paid. So if they bought the house for $80,000 in 1990 and it's worth $450,000 now, your basis is $450,000. This can save you huge money on capital gains taxes.

But you need to get the property appraised as of the date of death to establish that basis. Don't skip this step — it could cost you thousands later.

Why Fast Sales Make Sense for Inherited Properties

Look, I'm not trying to pressure you into anything, but I want you to understand why many families choose to sell inherited properties quickly rather than holding onto them:

Carrying costs add up fast. Every month you hold the property, you're paying taxes, insurance, and maintenance. In Plano, that's easily $800-$1,200 per month.

Properties don't maintain themselves. An empty house deteriorates quickly. I've seen beautiful Plano homes turn into problem properties in just six months of vacancy.

Family stress isn't worth it. I've watched too many families fight over inherited property. Sometimes it's better to sell, split the money, and preserve relationships.

The market could change. While Plano's market has been strong, nobody knows what's coming next year. A bird in the hand, as they say.

How HOMESELL USA Can Help

We've been buying inherited properties in the Dallas-Plano area for years. We understand Texas probate law, we work with estate attorneys regularly, and we know how to structure deals that work for families in difficult situations.

Here's how we're different: We're not trying to steal your house. We're trying to solve your problem. If we can't offer you a fair price that makes sense for your situation, we'll tell you honestly and maybe point you toward other options.

Whether you sell to us or someone else, here's what you need to know: get multiple opinions, understand your timeline, and don't let the property become a burden that drags on for months or years.

If any of this sounds like your situation, give Uncle Charles a call at HOMESELL USA. No pressure, no judgment — just straight answers about your options. We're here to help, whether that means buying your property or just pointing you in the right direction.

Frequently Asked Questions

Frequently Asked Questions

Do I have to go through probate to sell an inherited house in Texas?

Usually yes, but Texas has some shortcuts for smaller estates. If the total estate (excluding homestead) is under $75,000, you might qualify for a small estate affidavit. Most Plano properties exceed this threshold, so formal probate is typically required. However, as executor, you can often get court approval to sell during the probate process.

How long does probate take for real estate in Collin County?

Typical probate in Collin County takes 4-6 months minimum, but complex cases can take a year or more. Factors that slow things down include family disagreements, creditor claims, or title issues. The good news is you don't always have to wait for probate to close before selling the property.

What taxes do I owe when I sell an inherited house?

Thanks to the "stepped-up basis" rule, you likely owe little to no capital gains tax. Your tax basis becomes the property's fair market value at the time of inheritance, not what the original owner paid. Get the property appraised as of the death date to establish this basis — it could save you thousands in taxes.

Can I sell an inherited house that needs major repairs?

Absolutely. Investors like HOMESELL USA specialize in buying properties in any condition. We handle houses with foundation problems, outdated systems, fire damage, or any other issues. You don't have to spend a dime on repairs — we buy as-is and handle everything after closing.

What if the inherited property has liens or tax problems?

These issues are more common than you'd think with inherited properties. Experienced cash buyers can often purchase properties subject to resolving liens, back taxes, or title issues. We deal with these complications regularly and can structure deals that work even when there are outstanding debts against the property.