(what to expect, what it really costs, and how to move forward without the stress)
Inheriting a house is a mixed bag. You’ve lost someone you love, and at the same time you’ve gained a property that suddenly needs decisions—secure it, insure it, maintain it, maybe sell it. When emotions are high, probate can feel like a maze. Here’s a clear, practical guide to the five things every Georgia heir should know before making the next move.
1) What Probate Actually Does (and what it doesn’t)
Probate is the court-supervised process that settles a person’s estate after death—paying valid debts and transferring assets to the rightful heirs under a will (testate) or state law (intestate). The court appoints a personal representative (often called an executor or administrator) who has legal authority to act on behalf of the estate.
What that means for real estate:
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No authority, no sale. Even if everyone agrees to sell, you typically need court authority (e.g., Letters Testamentary/Administration) before you sign a listing or purchase agreement.
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Court oversight varies. Some estates move quickly with minimal hearings; others require additional approvals (for example, confirming a sale price is in the estate’s best interest).
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Not every property goes through probate. Real estate held in a trust, or titled with certain survivorship designations, may pass outside probate. If you’re unsure how the property is titled, verify before you spend money.
Pro tip: Ask the estate attorney early what level of authority the executor will receive and what documents a buyer or title company will require to close. This prevents “we need court approval” surprises weeks into a transaction.
2) The Timeline Is Measured in Months—Plan for Carrying Costs
Probate isn’t famous for speed. Even smooth cases can take months, and the calendar matters because the property keeps costing money while you wait:
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Insurance (confirm coverage for a vacant home, which often needs a special endorsement)
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Property taxes, HOA/POA dues, utilities, lawn/pool/pest, basic upkeep
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Security (rekey, smart thermostat, leak detectors, occasional checks)
If the home needs work, budget for safety and preservation, not HGTV. Fix active leaks, soft floors, broken locks, and shock hazards (GFCIs, handrails). Save cosmetic upgrades for a buyer—or skip them entirely if you’ll sell as-is.
Pro tip: Get a date-of-death valuation (formal appraisal or solid market analysis) early. You’ll want this for tax basis records and to help the court, heirs, and buyers align on price.
3) The Executor’s Job Is Real Work—Document Everything
If you’re the executor, you’re the project manager. Your duties typically include:
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Inventory & safeguard estate assets (including personal property in the home).
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Notify creditors and coordinate payoff of valid debts and liens.
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Maintain the property to protect value (mow, winterize, address urgent repairs).
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Communicate with heirs—in writing—to reduce confusion and conflict.
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Open an estate account and keep funds separate; save every invoice and receipt.
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Hire pros when it saves time or prevents costly mistakes (attorney, CPA, locksmith, trash-out, estate sale company).
Common pitfalls that drain estates: delaying filings, letting the home sit uninsured or unmonitored, renting it out without authority, doing unpermitted repairs, or emotionally overpricing and racking up months of holding costs.
4) Selling During Probate: Your Real Options (and trade-offs)
You can sell an inherited home during probate once the court authorizes it. Here are the realistic paths:
A) List on the MLS (traditional agent sale)
Best when the home is clean, safe, and competitive with nearby listings—and you can carry it for a few months.
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Pros: Broad exposure; potential for a higher top-line price
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Cons: Make-ready costs, showings, inspection/appraisal negotiations, commissions (~5–6%), seller closing costs (~1–2%+), and ongoing carrying costs until the day of closing
B) Estate/Heir Buyout
One heir buys out the others at an agreed price (often supported by an appraisal). Clean resolution, but requires alignment and financing.
C) Direct, As-Is Sale to a Professional Buyer (like Middle Georgia Cash Homes)
Ideal when speed, certainty, or condition is an issue—or when heirs live out of town.
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Pros: No repairs, no showings, no clean-outs (take what you want; leave the rest by agreement); no commissions; standard closing costs covered; firm date & dollar; closes in days or weeks with a local closing attorney
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Cons: Headline price may be below a picture-perfect retail sale—but often wins on net after you subtract months of carry, repairs, and fees
Decision filter: If the house needs work, you’re paying $1,500–$3,000+ per month to hold it, and you want a guaranteed outcome, a direct sale is often the least expensive path once you do the math.
5) Communication = Savings (and Sanity)
Probate friction usually isn’t legal—it’s relational. Set the tone early:
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One point of contact. Designate who speaks with the attorney, agents, and vendors.
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Transparent numbers. Share estimates for insurance, taxes, utilities, and offers received so everyone understands the cost of waiting.
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Written expectations. Agree in writing on the plan: list vs. as-is sale, deadlines, and how personal items will be handled (keep/sell/donate).
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Stay facts-first. Emotions are valid—but spreadsheets settle arguments.
The Bottom Line
Probate doesn’t have to be a second job. With clear authority, a realistic timeline, and a right-fit sale strategy, you can protect the estate’s value and your peace of mind. If you’re looking at weeks of repairs, multiple heirs, or an empty house that’s racking up bills, a fast, as-is sale can be the most compassionate decision for everyone involved.
Have questions about probate and your Georgia property?
Talk to us. Middle Georgia Cash Homes buys inherited homes as-is, handles standard closing costs, and can coordinate clean-outs and flexible move-outs. We’ll also provide a side-by-side net comparison versus listing so you can choose with confidence.
Call 478-216-1795 or send us a message—no pressure, just straight answers.