We Specialize in Probate Property Sales
Inheriting a house during an already emotional time creates additional stress and complexity. Probate laws, estate attorneys, multiple heirs, property condition issues, tax implications - it's overwhelming.
Since 2009, we've helped hundreds of families sell inherited properties during probate in Phoenix, Seattle, and Spokane. We understand the unique challenges of probate real estate and make the process simple.
✓ We Work With Estate Attorneys
✓ Handle All Probate Paperwork & Requirements
✓ Coordinate With Multiple Heirs (Even Out-of-State)
✓ Buy Houses As-Is - No Repairs Needed
✓ Pay All Closing Costs
✓ Close Quickly Once Personal Representative Appointed
Understanding Probate in Arizona
Arizona offers two types of probate: informal probate (for uncontested estates) and formal probate (for contested estates or complex situations).
Arizona Probate Process & Timeline
- Open Probate (Week 1-2): Personal representative files petition with Maricopa County Superior Court (or county where deceased lived)
- Appointment (Week 3-6): Court appoints personal representative (executor). They receive Letters of Authority.
- Inventory & Notice (Month 2-3): Personal representative inventories all estate assets (including real property) and notifies creditors
- Property Sale (Month 2-6): Personal representative can sell real estate once appointed. Informal probate doesn't require court approval for sales. Formal probate may require court confirmation.
- Pay Debts (Month 4-6): Estate pays outstanding debts from sale proceeds and other assets
- Distribution & Close (Month 6-12): Remaining assets distributed to heirs. Personal representative files closing statement.
Key Arizona Probate Laws:
- $100,000 Threshold: Estates valued under $100,000 may qualify for simplified "small estate" affidavit process
- Community Property State: Arizona is a community property state - surviving spouses may own 50% automatically
- Homestead Exemption: Primary residence may have special protections up to $250,000
- No Inheritance Tax: Arizona has no state inheritance or estate tax (federal estate tax may apply for estates over $13.6M)
Understanding Probate in Washington State
Washington probate is governed by RCW 11.68 and varies based on estate size and complexity.
Washington Probate Process & Timeline
- Open Probate (Week 1-3): Personal representative files petition with King County Superior Court, Spokane County, or county where deceased lived
- Appointment & Notice (Week 4-8): Court appoints personal representative. Must publish Notice to Creditors in local newspaper.
- Mandatory Waiting Period (Month 2-6): Must wait minimum 4 months after publishing creditor notice before distributing assets. This protects creditors.
- Inventory (Month 2-3): File inventory of all estate assets with court
- Property Sale (Month 3-8): Personal representative can sell real estate if will or court grants authority. Some sales require court approval.
- Pay Debts (Month 6-8): After creditor period expires, pay valid claims
- Distribution & Close (Month 6-12): Distribute remaining assets to heirs. File closing documents with court.
Key Washington Probate Laws:
- $100,000 Threshold: Estates under $100,000 may qualify for small estate procedures
- Community Property State: Washington is community property - surviving spouse automatically owns 50% of community property
- 4-Month Minimum: Creditor notice period is strictly enforced - cannot close probate before 4 months
- No State Estate Tax... Usually: Washington has estate tax for estates over $2.193M (2024). Most estates are exempt.
- Transfer on Death Deeds: Washington allows TOD deeds to avoid probate for real property
Common Probate Property Challenges We Solve
Multiple Heirs, Different Opinions
When siblings or family members inherit property together, disagreements are common. Some want to keep it, some want to sell, some live far away. Our cash offers provide a fair, fast solution that satisfies everyone.
Out-of-State Heirs
Many heirs live in different states and can't manage an inherited property long-distance. We handle everything remotely if needed - virtual assessments, digital closing, wire transfers. No need to travel.
Property Needs Major Repairs
Elderly parents' homes often need significant repairs - old roof, outdated systems, deferred maintenance. Estates rarely have cash for repairs. We buy as-is and handle all repairs ourselves.
Can't Afford to Maintain Property
Probate takes 6-12 months. During that time, heirs pay mortgage, taxes, insurance, utilities, and maintenance. This is expensive. Sell quickly to C&D and stop the financial drain.
Estate Has Debts
If the deceased had debts (mortgage, credit cards, medical bills, taxes), these must be paid from estate assets. Selling the house provides liquidity to pay creditors and close the estate.
Just Want It Done
Probate is emotionally exhausting. You're grieving while dealing with lawyers, courts, and property. We simplify everything - one transaction, done quickly, fair price, move forward.
Case Study: Gilbert Probate Sale with 4 Heirs
The Situation: Four siblings inherited their mother's home in Gilbert, AZ. Two lived in California, one in Texas, one in Scottsdale. The house needed $40,000 in repairs (roof, AC, pool pump, cosmetic updates). They disagreed on whether to fix it up and list it or sell as-is. The estate had $15,000 in credit card debt that needed to be paid.
Our Solution: We visited the property, assessed condition, and made a $285,000 cash offer within 24 hours. We coordinated with the estate attorney and all four siblings via phone/email. Once the personal representative was appointed (6 weeks after probate opened), we closed in 21 days.
The Result:
- $285,000 sale price paid to estate
- $175,000 mortgage paid off at closing
- $15,000 credit card debt paid from proceeds
- $95,000 remaining divided among 4 heirs ($23,750 each)
- Closed 8 months faster than traditional MLS sale
- Zero repair costs or realtor commissions (saved $17,000+)
"C&D made a difficult situation simple. We all live in different states and couldn't agree on anything. Their cash offer got us all on the same page. Working with them and our estate attorney was seamless." - Linda K., heir (California resident)
Our Probate Property Purchase Process
Initial Contact & Information Gathering
Call us at (425) 524-3887 or submit online. Tell us about the property, where it's located, current condition, and where you are in the probate process. We'll explain what's needed.
Property Assessment
We'll visit the property to assess condition (or do virtual assessment if you're out of state). We research comparable sales and determine current market value. We coordinate with your estate attorney if helpful.
Cash Offer Within 24-48 Hours
We'll present a no-obligation cash offer with transparent pricing breakdown. We'll explain exactly what the estate will net after paying off any mortgage, liens, or debts. All heirs can review the offer.
Coordinate With Estate Attorney
Once you accept our offer, we work directly with your estate attorney to ensure all legal requirements are met. We handle any court approval process if required. We're familiar with probate procedures in AZ and WA.
Close & Distribute Proceeds
Once personal representative has authority to sell, we close in 14-30 days. Sale proceeds go to the estate, debts are paid, and remaining funds are distributed to heirs according to will or intestacy laws.
Probate vs. Traditional Sale: Timeline Comparison
| Stage | Traditional MLS Sale | Cash Sale to C&D |
|---|---|---|
| Repairs & Staging | 30-60 days + $15K-50K cost | 0 days, $0 cost |
| List & Market | 30-90 days on market | 0 days (direct sale) |
| Buyer Financing | 30-45 days (may fall through) | 0 days (we pay cash) |
| Closing | 14-30 days | 14-30 days |
| Total Timeline | 4-8 months | 2-4 weeks |
| Costs | 6% commission + repairs + fees = $30K-60K+ | $0 - we pay all costs |
Tax Implications of Selling Inherited Property
Important: We're not tax advisors - consult with a CPA or tax attorney. However, here are general guidelines:
Step-Up in Basis (Good News!)
When you inherit property, you receive a "step-up in basis" to the fair market value on the date of death. This often eliminates or significantly reduces capital gains tax.
Example: Your mother bought a house in 1990 for $80,000. She died in 2024 when it was worth $350,000. You inherit it with a stepped-up basis of $350,000. If you sell for $350,000, you owe $0 capital gains tax. If you sell for $365,000 a few months later, you only pay capital gains on the $15,000 gain.
Timeline Matters
If you sell inherited property within a year of death, any gain is typically considered short-term capital gains (taxed at ordinary income rates). After one year, it's long-term capital gains (lower rates). However, the step-up in basis often makes this a non-issue for probate sales.
Estate Taxes
- Federal: $13.61M exemption (2024) - most estates pay $0
- Arizona: No state estate or inheritance tax
- Washington: $2.193M exemption (2024) - most estates exempt
Why Choose C&D for Probate Property Sales
- Probate Experience: We've handled 100+ probate sales since 2009
- Work With Attorneys: We coordinate seamlessly with estate attorneys and understand legal requirements
- Multiple Heirs: Experience coordinating with multiple heirs, even across different states
- Buy As-Is: No repairs needed - we buy in any condition
- Fast Cash Offers: Offers within 24-48 hours of property assessment
- No Fees: We pay all closing costs - zero commissions or fees for heirs
- Flexible Timelines: We work with the probate schedule - no pressure
- Local Expertise: Deep knowledge of Phoenix, Seattle, and Spokane markets
Frequently Asked Questions
What is probate and when is it required?
Probate is the legal process of distributing a deceased person's assets. It's required when someone dies owning real property (like a house) in their name alone. In Arizona, estates over $100,000 generally require formal probate. In Washington, estates over $100,000 also typically require probate. Probate ensures debts are paid and assets are properly transferred to heirs.
Can I sell an inherited house before probate is complete?
Yes, in most cases. Once a personal representative (executor) is appointed by the court, they have authority to sell estate property. In Arizona informal probate, this can happen within 30 days. The sale proceeds go to the estate and are distributed after probate closes. We work with estates at any stage of probate.
What if there are multiple heirs who disagree?
We've handled many estates with multiple heirs (including out-of-state heirs). We work with the personal representative and estate attorney to ensure all heirs are informed and agree to the sale. Our quick cash offers often help resolve disputes by providing a fair, immediate solution everyone can accept.
Do I need to make repairs to a probate property before selling?
No. We buy probate properties in any condition - no repairs needed. This is especially important for probate because heirs often don't have funds to invest in repairs, and the estate may not have liquid assets. We handle all repairs after purchase.
What if the house has a mortgage or liens?
We handle probate properties with mortgages, tax liens, HOA liens, and other encumbrances regularly. The debts are paid from sale proceeds at closing. If the property is underwater (worth less than debts), we can sometimes negotiate with creditors to accept less.