Frequently Asked Questions

Why shouldn't I just use any licensed real estate agent?

Under Texas law, executors and administrators are held to a higher standard of care. An agent who does not understand probate nuances can unintentionally expose the estate, and sometimes the executor personally, to financial loss, delays, or disputes. Even when a home appears straightforward, probate adds layers that require specialized experience.

I focus specifically on probate and inherited property sales. That means I understand what is at stake, how to protect the estate, and how to structure a sale that is defensible to heirs, attorneys, and the court.

Are you an investor?

No. I am a licensed Texas real estate broker, not an investor.

As a broker, I owe my clients a fiduciary duty. This includes loyalty, confidentiality, full disclosure, obedience, reasonable care, and proper accounting. Investors and wholesalers do not have these obligations. Their goal is to buy property at the lowest possible price for their own benefit.

My role is the opposite. I represent the estate and work to maximize its value through transparent guidance, full market exposure, and a structured selling process designed to produce the strongest financial outcome.

There are rare situations where a non-traditional or off-market sale may make sense. If that applies, I will tell you plainly and help you understand the tradeoffs. Executors should never pursue non-traditional sales as a default without fully understanding the consequences.

Do I need to fix up the house before selling?

In most cases, no. Probate and inherited properties can be sold as-is on the open market without making repairs.

Many sellers assume deferred maintenance or damage means they must fix the property or accept a steeply discounted off-market offer. That is a misconception. There is strong buyer demand for properties in all conditions, including homes needing significant work.

The key factor is market exposure. By listing the property properly, we reach owner-occupants, renovation buyers, and investors simultaneously. Competition between these buyers often results in a higher net price than a private sale, even when no repairs are made.

My role is to help you evaluate whether any preparation is worthwhile and to avoid unnecessary expense or effort that does not materially improve the outcome.

Can you give me a cash offer for my house?

A cash offer is not inherently special. Cash buyers exist in the open market, and cash offers frequently come from properly marketed listings.

What people usually mean by a "cash offer" is an off-market purchase at a discount. While these offers may feel convenient, they almost always result in a lower sale price because there is no competition.

As fiduciaries, we strongly discourage off-market sales unless there is a compelling strategic reason. Selling privately without market exposure typically leaves significant money on the table and increases risk.

The most reliable way to obtain a strong cash offer is through full market exposure, where qualified buyers compete on price and terms. This approach consistently produces better results than unsolicited private offers. Even when the executor and administrator is set on accepting an off-market cash offer, there is substantial benefit to having representation.

When would an off-market sale make sense?

Off-market sales are the exception, not the rule.

In limited situations, they may be considered, such as:

• Extreme and unavoidable time constraints
• Significant privacy or security concerns
• Unusual legal or title complications

Even in these cases, we carefully evaluate whether advanced marketing strategies could produce a better result in a similar timeframe. Executors should never default to an off-market sale without fully understanding what they are giving up in value and leverage.

If an off-market option is truly appropriate, I will explain why and help you evaluate it responsibly.

I already have offers. Should I still list?

An offer in hand does not necessarily mean it is the best offer available.

Many early offers, especially those made before full market exposure, are significantly below what the property could sell for if marketed properly. Some are not even backed by enforceable contracts or credible buyers.

Common risks include:

• Buyers who renegotiate late in the process
• Wholesalers who tie up the property and attempt to assign the contract
• Failed transactions that cost time and momentum

My role is to evaluate offers not just on price, but on strength, contingencies, and the buyer's ability to close. In many cases, full market exposure produces stronger offers with better terms and far less risk.

Before accepting any offer, it is worth understanding whether it reflects true market value.

Who is Texas Probate Real Estate?

Texas Probate Real Estate is a specialized service of Kritt Real Estate LLC, a fully licensed Texas real estate brokerage.

Led by Jeremy Kritt, a licensed Texas real estate broker with extensive experience in estate property sales, this platform was created to support executors, administrators, families, and attorneys navigating probate-related real estate decisions.

Importantly, properties are not listed under the name Texas Probate Real Estate. However, Texas Probate Real Estate is a registered DBA with the Secretary of State and the Texas Real Estate Commission. All listings are handled through Kritt Real Estate LLC in full compliance with Texas law and MLS regulations. Texas Probate Real Estate exists as an education, outreach, and support platform focused exclusively on probate and inherited property.

Are you a law firm?

No. We are not a law firm and do not provide legal advice.

We focus solely on the real estate side of probate and inherited property sales. When legal questions arise, we coordinate closely with probate attorneys to ensure alignment between the legal process and the sale of the property.

This collaboration helps prevent delays, confusion, and missteps while keeping each professional within their proper role.

Can you help with difficult occupants or family members?

Yes. These situations are common in probate, and we have handled many of them successfully.

Whether the issue involves a family member who will not vacate, a tenant without a formal lease, or someone occupying the property without authority, there are often practical solutions that do not require immediate legal action.

With the right communication and strategy, many situations can be resolved calmly and efficiently. When legal intervention is necessary, we help guide executors toward appropriate resources while protecting the estate's position.

Can a hoarder house be sold in probate?

Yes. Hoarder properties can be sold, and often for far more than families expect.

We have successfully sold properties in extreme hoarding conditions that others believed were unsellable. In many cases, families avoided losing tens or even hundreds of thousands of dollars by not accepting steeply discounted off-market offers.

With proper pricing, marketing, and buyer positioning, even challenging properties can attract competitive interest. We also coordinate cleanup and preparation only when it meaningfully improves the outcome.