Sell a House in Probate in Metro Detroit With No Cleanout, No Repairs, and No Pressure
Settling a loved one’s estate is hard enough. We buy probate homes for cash, exactly as they are, and work alongside your attorney so the sale moves on the court’s timeline, not ours.
- Leave the belongings behind. We handle the cleanout.
- We work directly with your probate attorney and title company.
- Get a written offer now, even before you have Letters of Authority.
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Local office in Ferndale · 500+ homes bought since 2011.
Can You Sell a House in Probate in Michigan?
Yes. Once the probate court appoints a personal representative and issues Letters of Authority, that person can sign to sell the house. You don’t have to wait for the estate to close.
In most Michigan estates, the personal representative can sell real estate without asking the court for separate permission. The exception is when the court restricts that power, which will be written on the Letters of Authority. For example, when an estate is opened through a formal proceeding in Oakland County, the Letters usually say the house can’t be sold without a further court order. Your probate attorney can tell you in a minute which applies to your estate.
Either way, you can get a written cash offer from us now, so you’re ready to move as soon as you have the authority to sign.
How Probate Works in Michigan, and When You Can Sell the House
Every estate is different, but most Michigan probate cases follow the same basic path. Here’s where the house sale fits in.
| Step | What happens | Typical timing | Can you sell yet? |
|---|---|---|---|
| 1. Gather documents | Get certified death certificates and find the will, if there is one. | First few weeks | Not yet, but you can get a cash offer |
| 2. Open the estate | File with the probate court in the county where your loved one lived. Informal probate goes to the probate register with no hearing. Formal probate goes before a judge. | Informal: often days to 2 weeks. Formal: usually several weeks, since a hearing is required. | Not yet |
| 3. Letters of Authority issued | The court appoints the personal representative and issues Letters of Authority, the document that lets them act for the estate. | Right after appointment | Yes, in most estates |
| 4. Notify creditors | The personal representative publishes a notice to creditors. Creditors then have 4 months from publication to file claims. | 4 months | Yes. The sale can happen during this window. |
| 5. Pay debts and expenses | Valid claims, final bills and estate expenses are paid from estate funds, including the house sale proceeds. | Varies | Yes |
| 6. Distribute and close | Remaining money goes to the heirs, and the estate is closed with the court. | Often 7 to 12 months total for a simple estate | Sale is usually done by now |
The 4-month creditor period doesn’t stop you from selling. The sale proceeds go into the estate, where they can wait until debts are settled and the money is ready to be divided.
Is the estate small? For deaths in 2026, Michigan treats an estate worth $53,000 or less as a small estate. For real estate, up to $264,000 of mortgage or lien debt can be subtracted before counting. Small estates that include a house can use a shortened court process called a Petition and Order for Assignment, which can be much faster than full probate. Ask your attorney or the probate court if you qualify.
How Selling a Probate House to Revive Works
- Tell us about the property: Fill out the form or call. It's fine if the estate hasn't been opened yet.
- Get a written cash offer. We do one walkthrough, then give you a written, no-obligation offer the same day or within 24 hours. No cleanout or repairs needed.
- We work with your attorney. Your attorney and our title company handle the paperwork together, including recording the Letters of Authority and any court approval your estate needs.
- Close when the estate is ready. Once you have authority to sign, you pick the closing date. The proceeds go to the estate, and the title company handles payoff of any mortgage or liens at closing.
Not sure where you are in the process? Call us at (248) 217-2003 and we’ll help you figure out next steps.
We Handle the Hardest Parts of Selling an Estate Home
- A house full of belongings: Take the photos, heirlooms and anything that matters to your family. Leave everything else. We handle the cleanout after closing, and we can donate usable items instead of sending them to a landfill.
- Repairs nobody kept up with: An older furnace, a leaky roof, a 1970s kitchen. We buy as-is, so the estate doesn't spend money fixing up a house it's about to sell.
- Siblings who need to agree: The personal representative signs, but everyone wants a fair result. A written cash offer and a side-by-side comparison with listing make it easier for the family to agree.
- Family who lives out of state: We can handle the walkthrough, paperwork and closing remotely. Many of our estate sellers never have to travel back to Michigan.
- A mortgage or liens on the house: The title company pays off any mortgage, liens or back taxes from the sale at closing. The estate doesn't need cash up front.
- An empty house costing money every month: Taxes, insurance, utilities and upkeep keep coming whether anyone lives there or not. See below.
What an Empty Estate House Costs Every Month
Most families are surprised by how fast carrying costs add up while a house sits in probate. Here’s an example for a typical Metro Detroit home.
| Cost | Example per month | Example over 9 months | Why it adds up |
|---|---|---|---|
| Property taxes | $250 | $2,250 | Due whether or not anyone lives there. The tax bill can rise if the home loses its principal residence exemption. |
| Insurance | $150 | $1,350 | Many standard policies limit coverage once a home has been vacant for a set period, and vacant home coverage often costs more. |
| Utilities | $150 | $1,350 | Heat must stay on through Michigan winters to prevent frozen pipes. |
| Lawn, snow and upkeep | $100 | $900 | Cities can issue blight tickets for neglected yards and unshoveled walks. |
| Total | $650 | $5,850 | Money that comes out of the heirs’ share. |
These numbers are examples. Your actual costs depend on the home and the city. The point is simple: every month the house sits, the estate pays more, and a faster sale keeps more money for the family.
Selling an Estate Home: Cash Sale vs. Listing With an Agent
Listing can bring a higher sale price. A cash sale brings speed and certainty. Here’s how they compare for a probate property.
| Selling to Revive | Listing with an agent | |
|---|---|---|
| Cleanout | None. Leave what you don’t want. | The family empties the house before listing |
| Repairs | None. We buy as-is. | Often needed to pass inspection or get financing |
| Showings | One walkthrough | Many, often over weeks or months |
| Commissions | $0 | Usually 5 to 6% of the sale price |
| Time to close | As little as 48 hours once you have authority | Often 2 to 4 months or more |
| Carrying costs | Stop at closing | Continue until the house sells |
| Risk of the deal falling through | Low. Cash, no lender. | Buyer financing or inspection can end the deal |
| Sale price | Below retail, in exchange for speed and certainty | Higher potential price, minus costs and time |
If the house is in good shape and the family has time, listing may net more, and we’ll tell you that. If the house needs work, the heirs are spread out, or the carrying costs are piling up, a cash sale is often the simpler path. We’ll show you both numbers so you can decide.
Probate Courts in Metro Detroit
Probate is handled in the county where your loved one lived, not where the heirs live. Here are the three courts we work with most.
| County | Court | Address | Phone | Good to know |
|---|---|---|---|---|
| Oakland | Oakland County Probate Court | 1200 N. Telegraph Rd., Dept. 457, Pontiac, MI 48341 | (248) 858-0260 | In formally opened estates, the Letters of Authority usually require a court order before the house can be sold |
| Wayne | Wayne County Probate Court | Coleman A. Young Municipal Center, 2 Woodward Ave., Suite 1305, Detroit, MI 48226 | (313) 224-5706 | One of the busiest probate courts in the state, so plan for extra processing time |
| Macomb | Macomb County Probate Court | 40 N. Main St., 5th Floor, Mt. Clemens, MI 48043 | (586) 469-5290 | Offers both informal and formal probate |
Already working with one of these courts? We’ve helped families through all three. Call us and we’ll talk through where your estate stands
Review
Sam from Revive was a great help throughout our mom’s home sale. He walked us through the process step by step… They were able to help us close within 3 weeks.
Our Promise to Families
- We'll show you what the house could sell for on the open market, so the family can compare honestly.
- If listing would net the estate more and you have the time, we'll tell you.
- No pressure and no deadlines from us. Your offer is in writing, with no obligation.
- Share the offer with your siblings, your attorney, or anyone you trust. We encourage it.
- We're home buyers, not attorneys. We'll never tell you how to handle the estate.
Are You a Probate Attorney?
Are you a probate attorney or personal representative? We work with estate attorneys across Metro Detroit to give clients a fast, clean option for estate property, with clear communication and closings that stay on schedule.
Selling a House in Probate: Common Questions
How long does probate take in Michigan?
A simple estate often takes 7 to 12 months from start to close, and contested or complex estates take longer. The good news is you usually don’t have to wait for the end. In most estates, the house can be sold as soon as the personal representative has Letters of Authority.
Can I sell a house before probate is finished?
“Yes. Once the court issues Letters of Authority, the personal representative can usually sign to sell. The money goes into the estate and is divided later, after debts are settled.”
Do I need the court's permission to sell the house?
“Usually not. In most Michigan estates, the personal representative can sell real estate without a separate court order. The exception is when the court restricts that power on the Letters of Authority, which is common in formally opened Oakland County estates. Your attorney can confirm which applies.”
What if the estate hasn't been opened yet?
“You can still get a cash offer from us now. Before the sale can close, someone has to be appointed to sign for the estate, or the estate has to use one of Michigan’s small estate procedures. Knowing your number early helps the family plan.”
Do I need to clean out the house first?
“No. Keep what matters to the family and leave the rest. We handle the cleanout after closing.”
What happens to the mortgage on an inherited house?
“The mortgage doesn’t go away when the owner passes. At closing, the title company pays off the mortgage and any liens or back taxes from the sale proceeds, and the rest goes to the estate.”
What if the heirs don't agree on selling?
“The personal representative has the authority to sign, but family disagreements can slow things down. If someone formally objects, the personal representative can ask the probate court to approve the sale. A clear written offer and a side-by-side comparison with listing often help families agree.”
Who gets the money from the sale?
“The sale proceeds go to the estate, not to any one person. After valid debts and expenses are paid, the rest is divided among the heirs according to the will or, if there’s no will, Michigan law.”
Can you buy the house if I live out of state?
“Yes. We can handle the walkthrough, paperwork and closing remotely, so you don’t need to travel back to Michigan.”
Do you give legal advice?
“No. We’re home buyers, not attorneys. We work alongside your probate attorney and the title company, and we recommend every family get legal advice for their specific estate.”
Let's Take One Thing Off Your Plate
Get a free, no-obligation cash offer on the estate property. No cleanout, no repairs, no pressure.
Get Your Fair Cash Offer
Enter your address to get started. It’s free and there’s no obligation.
Revive Realty is a home buyer, not a law firm or tax advisor. Nothing on this page is legal or tax advice. Talk to an attorney or tax professional about your specific situation.
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