Probate Home Sales in Michigan
Selling a house in probate in Michigan does not have to wait for the estate to close. We buy inherited homes directly from the Personal Representative, as they sit, contents and all, and close through a licensed Michigan title company once Letters of Authority are issued. A family run company with 50+ verified Google reviews.
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Selling a House in Probate in Michigan: What to Expect
Most families go through probate once. We handle probate home sales in Michigan every month. Here is the whole picture in one place, so you can decide with real numbers instead of guesses.
The Michigan probate timeline, and where the house sale fits
Weeks 1 to 2
Open the estate
File the will and petition with the county probate court. Heirs are notified.
Weeks 2 to 4
Letters of Authority
The court appoints the Personal Representative. From this point the house can legally be sold.
Months 1 to 4
Creditor window
Notice runs 3 weeks in the paper and creditors get 4 months to file claims. Taxes, insurance and utilities keep running.
Months 2 to 8
The house sells
The Personal Representative signs in the estate’s name. We close 14 to 30 days after Letters. A listed sale usually takes 4 to 8 months here.
Months 8 to 18
The estate closes
Final accounting is filed, debts are paid and the remaining proceeds go to the heirs.
What waiting costs the estate
$1,500
per month, at the high end, that a vacant Michigan house costs the estate in taxes, insurance, utilities and upkeep
4 months
minimum creditor claim window while those bills keep coming
30 days
or less from Letters of Authority to closing when you sell to us
$0
in repairs, cleanout, commissions or closing costs paid by the estate
Listing during probate vs selling to us
| Listing with an agent | Selling to Offer Now Michigan | |
|---|---|---|
| Repairs before sale | Often $30,000 to $80,000 on an older inherited house | None. We buy it as it sits |
| Cleanout | $1,500 to $5,000, done by the family before listing | Take what matters, we handle the rest after closing |
| Time to close after Letters | 4 to 8 months typical | 14 to 30 days |
| Commission | 5% to 6% of the sale price | None |
| Closing costs | Estate pays the seller side | We pay them |
| Showings and inspections | Weeks of showings, then an inspection and a renegotiation | One walkthrough. The price never changes after it |
| Who signs | The Personal Representative | The Personal Representative, by DocuSign if needed |
What you need to sell to us
- Letters of Authority from the probate court
- A copy of the death certificate
- The will, if there is one
- Photo ID for the Personal Representative
- Your probate attorney’s contact, if you have one
- Any mortgage or property tax statements on the house
Do not have Letters yet? Call anyway. We can walk the house and write the offer so the estate is ready to close the week they arrive.
The tax side is kinder than most people expect
Heirs get a step up in basis to the value on the date of death, so a house sold within a year of inheriting it usually carries little or no capital gain. Michigan has no estate tax and no inheritance tax, and the federal exemption sits well above $13 million per person.
The one thing to watch is property tax uncapping. Michigan resets the taxable value when title transfers, except in certain parent to child transfers where the right form is filed. Our guide to the tax side of selling an inherited Michigan house walks through it.
Where families get stuck, and why none of it stops a sale to us
- Heirs who disagree about selling, or about the price, while the carrying costs land on whoever is paying the bills. The Personal Representative’s authority controls, and a written offer gives everyone a real number to react to.
- Out of state heirs trying to coordinate a cleanout, repairs and showings from several time zones away. With us there is one walkthrough and one signature.
- Houses that need $30,000 to $80,000 of work before a traditional buyer or their lender will touch them. We price the work in and do it ourselves.
- A Personal Representative who is unsure what their Letters of Authority actually allow. We read the will and the Letters with you before anything is signed.
- Decades of belongings that nobody has the time or heart to sort. Take what matters to the family and leave the rest.
Our Michigan probate real estate guide covers probate home sales in Michigan county by county, the Personal Representative’s duties, how each county court runs, and the mistakes that cost families the most. For local detail we also have pages on Detroit probate houses, Flint probate houses, Grand Rapids probate houses and a step by step walkthrough of Oakland County probate sales.
Why Michigan Homeowners Choose Offer Now Michigan
A probate sale has one extra person at the table: the court. We have closed enough probate home sales in Michigan to know what that means in practice. We ask for the Letters of Authority up front, we read the will for any restriction on the power of sale, and we write the purchase agreement in the estate’s name so your attorney has nothing to redo. Eric or Carson handles the file personally from the first call to the closing table.
The number we write is the number the estate receives. We never lower the price after a walkthrough, we pay all closing costs, and the proceeds go to the estate account so the final accounting is clean. If listing would net the heirs more after repairs, commissions and six months of carrying costs, we will tell you that before you sign anything.
Out of state heirs are the norm, not the exception. Everything after the first call can happen by email and DocuSign, and the Personal Representative is the only person who has to sign at closing. One visit, our math shown line by line, and the estate decides with a real number in hand.
Why Choose Offer Now Michigan for a Probate Home Sale
If the estate needs to sell, we will put a written cash offer in the Personal Representative’s hands within 24 hours of our walkthrough, in the estate’s name, ready for your attorney.
If you need to “Sell my house fast” Offer Now Michigan is here to help
✓
The estate pays nothing: no commissions, no closing costs, no repairs and no cleanout.
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Court approval needed? We build the hearing into the closing date and the price does not move.
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Move forward without the burden of making any repairs. We’ll even take care of clearing out the property for you.
Homes Purchased As Is
Locally Owned and Operated Homebuyers
Close in 7 days or less
How a Probate Home Sale Works With Us
Timeframe: Most Michigan estates take 6 to 18 months to close, but the house can sell in month two or three, as soon as the court issues Letters of Authority. We work directly with the Personal Representative and the estate attorney, and we can close within 14 to 30 days of getting that authority. The estate stops paying taxes, insurance and utilities on a vacant house that much sooner.
Step 1: Call Offer Now Michigan
Tell us where the estate stands: whether probate is open, who the Personal Representative is, and whether Letters of Authority have been issued. We can start before they have.
Step 2: Get Your Cash Offer
We walk the house once, show you the renovated value, the real repair numbers and our margin, and put a written offer in the estate’s name in front of you and your attorney within 24 hours.
Step 3: Decide on Your Timeline
Pick the closing date. The Personal Representative signs, the title company records the deed, and the funds go to the estate account for distribution at final accounting.
Selling a Probate House in Michigan: Your Questions Answered
Can a house be sold before probate is finished in Michigan?
Yes. The house can be sold as soon as the probate court issues Letters of Authority to the Personal Representative, which is usually two to four weeks after the estate is opened. The estate itself may take 6 to 18 months to close, but the house does not have to wait for that. The sale proceeds go into the estate account and are distributed to the heirs at final accounting.
Who signs the purchase agreement and the deed?
The Personal Representative signs both, on behalf of the estate. The heirs do not sign individually and do not need to be in Michigan. If the will or the court requires approval of the sale, we build that into the timeline and your attorney files for it. We have closed estates where the heirs lived in five different states.
Do we have to clean out the house first?
No. Take the photographs, the paperwork and whatever the family wants to keep, and leave the rest. We price the house as it sits and handle the cleanout after closing. A professional estate cleanout in Michigan runs $1,500 to $5,000, and that is money the estate does not have to spend.
How do you come up with the price?
We start from what the house will be worth after we renovate it, subtract the real cost of the work and our margin, and show you every line. No commissions and no closing costs come out of the estate’s side. If the numbers say listing would net the heirs more, we will say so. A Personal Representative has a duty to sell at fair value, so we are happy to have our offer compared against an appraisal or a broker opinion.
How fast can the estate close?
Typically 14 to 30 days after Letters of Authority are issued. If the estate needs more time for the creditor claim period or a court hearing, we set the closing date around it. The price does not change because the date moves.
Do we need a probate attorney to sell to you?
Not always, but most estates benefit from one, and we are glad to work alongside yours. Routine Michigan probate attorney fees run about $2,500 to $7,500 and are paid from estate assets. Contested wills, estates with debts that may exceed assets, minor heirs or out of state property are the situations where counsel stops being optional.
What if there is still a mortgage or back taxes on the house?
Both get paid off at closing from the sale proceeds, through the title company. Letting the mortgage lapse during probate triggers a separate foreclosure, which is a far bigger problem than probate itself, so if the estate has no liquid funds a fast sale is usually the cleanest way to stop the meter.
Where We Buy in Michigan
We buy houses in every corner of the state. A few of the cities where we buy most:
- Wayne County: Detroit, Livonia, Westland, Dearborn, Taylor, Canton
- Oakland County: Troy, Royal Oak, Novi, Farmington Hills, Southfield, Pontiac
- Macomb County: Warren, Sterling Heights, St. Clair Shores, Roseville, Eastpointe
- West Michigan: Grand Rapids, Kalamazoo, Muskegon, Holland
- Mid Michigan and the Thumb: Lansing, Flint, Saginaw, Bay City
- University towns: Ann Arbor, East Lansing, Hamtramck
Do not see your city? Browse every city on our Cities We Serve page. If it is in Michigan, we buy there.
We buy across Michigan: Warren · Livonia · Sterling Heights · Dearborn · Troy · Royal Oak · Rochester Hills · Novi · Grosse Pointe · Brighton · Saline · Monroe and everywhere between.
The Types of Houses We Buy in Michigan
Inherited or Probate Homes
Family houses full of memories and deferred maintenance. We work around the probate timeline.
Houses Needing Major Repairs
Roof, foundation, fire or water damage. You fix nothing before closing.
Vacant or Abandoned Houses
Bought exactly as they sit, code letters and boarded windows included.
Rentals With Tenants
Occupied or empty. The lease becomes our responsibility at closing.
Behind on Payments
We can close before the sheriff sale and protect your equity.
Downsizing or Relocating
For when the closing date matters more than the last dollar.
Real Results: Before and After
We do not just buy houses, we restore them. This kitchen came from a home a Michigan family sold us exactly as it sat, contents and all.
The People Behind Every Offer
Eric Roebuck
Cofounder. Michigan native, reviews every Michigan offer personally and walks you through the math.
Carson Whaley
Cofounder. Manages every closing through a licensed Michigan title company on your date.
What Fees Do I Pay?
What Fees do I pay Selling to Offer Now Michigan?
| Selling w/ A Michigan Agent | SOLD To Offer Now Michigan | |
|---|---|---|
| Commissions / Fees: | Up to 6%, paid by you, the seller | None |
| Who Pays Closing Costs? | 2% on average is paid by you, the seller | We pay all costs. |
| Inspection & Financing Contingency*: | Yes, sales can fall through. | None needed |
| Appraisal Needed: | Yes, the sale is often subject to appraisal. | No, we make cash offers. |
| Average Days Until Sold: | +/- 91 Days | We provide immediate cash offers. |
| Number of Showings: | It Depends | 1 (Just Us) |
| Closing Date: | 30-60+/- days after accepting the buyer’s offer | The date of YOUR CHOICE. |
| Who Pays For Repairs? | Negotiated during the inspection period | We pay for all repairs. |
No Matter the Situation, We Are Here to Help
Some sales are simple, some are not. We wrote honest guides for the hard ones:
- Michigan foreclosure help: stopping it before the sheriff sale
- Michigan inherited property sales: probate timeline included
- Michigan sheriff sale options: when the clock is short
- Michigan relocation home sales: moving on a work deadline
- Michigan probate houses: estates the family cannot manage from afar
- Michigan fire damaged homes: any stage of the insurance claim
- Michigan back taxes and liens: paid off at closing from your proceeds
- Michigan full house cleanouts: take what you want, we handle the rest
- Your house will not sell: why Michigan listings stall, when to worry, and what each option costs
- Cash home buyers in Michigan: how to verify a buyer is real before the estate signs anything
Not seeing your situation? Call 810-425-5961 anyway. In years of buying houses across Michigan, there has not been one yet we could not work through.
What Michigan Sellers Say
★★★★★ Verified Google Review
“I was skeptical about cash home buyers at first, but this team proved me wrong. Upfront about the process, a fair offer, zero hidden fees.”
Marcus T. · Sterling Heights, MI
★★★★★ Verified Google Review
“Our family home needed major foundation work with quotes over $40,000. They offered a fair price considering the repairs and we closed in under three weeks.”
Karen L. · Redford Township, MI
★★★★★ Verified Google Review
“Going through probate was overwhelming. They handled everything with care and respect and worked around the court timeline.”
Michael D. · Westland, MI
★★★★★ Verified Google Review
“The whole process took less than three weeks from first call to closing. Professional, transparent, and they did everything they said they would.”
Jennifer K. · Brighton, MI
Where We Buy, and Where to Find Us
Michigan , every city, every condition
Our office: 21800 Haggerty Rd #106, Northville, MI 48167
Carrying an Inherited House You Did Not Ask For?
Probate home sales in Michigan are what we do most. Tell us where the estate stands and we will put a written offer in front of you and your attorney within 24 hours. No repairs, no cleanout, no commissions. One call: 810-425-5961.
Additional Resources for Michigan Home Sellers
Foreclosure and Falling Behind
The Market and How Cash Sales Work
What the Michigan Market Means for Your Sale
The median Michigan home sold for $260,500 in the first quarter of 2026, up 3.3% from a year ago and still far below the national median, which Redfin puts above $400,000. But the market has slowed. The typical sale now takes 48 days, only 25% of homes sell above asking, and there are 9.5% more listings competing for buyers than last year. Clean, updated houses still sell fine. Houses that need work sit, and every month of sitting costs you taxes, insurance, and utilities. The full breakdown is in our Q1 2026 market report.
We publish everything we track, prices, sales counts, inventory, and days on market for the state and nine Michigan metros, on our Michigan housing market data hub and rebuild it every quarter. It is the same data we use to price our offers, so you can check our math against the market before you ever pick up the phone. That is how we help Michigan homeowners sell for cash without the games.