When a loved one passes away and their home becomes an inheritance, it’s common for family members to consider selling it. The will must be read, and the estate—including the home—needs to be distributed according to Washington state law. In most cases, that means going through probate, which can be a slow and sometimes expensive process.
As a father-and-son team here in Spokane, we’ve walked alongside many families navigating probate. We know firsthand how overwhelming it can feel—and we’re here to help you understand your options.
Table Of Contents
- What is a Probate Sale?
- Probate Process for Selling Real Estate in Spokane
- When Can the Executor Sell the Probate Property in Spokane?
- Can You Sell a House Before Probate in Complete in Spokane?
- Do you Need to Go Through Probate to Sell an Inherited House in Spokane?
- Spokane Probate House Sale Issues
- Options You Can Consider When Selling a Probate House Spokane
- Probate House Sale Frequently Asked Questions
- Easiest Way to Sell a Spokane House in Probate
What is a Probate Sale?
Probate in Spokane is a legal procedure that allows the court to manage a deceased person’s estate. A hearing is scheduled to verify the will, and a judge may appoint an executor or personal representative to handle the process. This includes collecting assets, paying off obligations, and, in cases where heirs inherit a home together, selling the property. The court ensures all proceeds are divided among the beneficiaries before probate can officially close.
Probate Process for Selling Real Estate in Spokane
1. File Probate With the Local Court
The probate process begins when the executor of the estate files the will and death certificate at the Spokane County Courthouse. A probate hearing will then be scheduled, and notice is published to allow anyone with a claim to step forward.
2. The Court Appoints an Executor
If the deceased left a will, it often names an executor. If not, the court may appoint a close relative as administrator. This person is responsible for handling the estate and overseeing the sale of the home.
3. Get an Appraisal
Before selling, the executor must get the property professionally appraised. In most cases, Spokane probate courts require the house to sell for at least 90% of its appraised value.
4. Petition to Begin the Sale
The executor then files a petition with the court, stating how they intend to sell—whether through a real estate agent, a cash buyer, or at auction.
5. Court Hearing and Sale Authorization
At the hearing, the judge reviews offers and may allow open bidding. Once the highest bid is accepted and no objections remain, the court authorizes the sale.
Probate Resources
When Can the Executor Sell the Probate Property in Spokane?
An inherited home in Spokane can usually be listed as soon as the court grants probate authority. The average timeline for selling through probate here ranges from 6 months to a year. If there are disputes, title issues, or debts tied to the property, it can take longer.
Can You Sell a House Before Probate is Complete in Spokane?
Yes. You can accept an offer on a Spokane probate house before probate ends, but the money must go into escrow. Once debts, taxes, and obligations are settled and probate closes, the remaining funds are released to heirs.
Do You Need to Go through Probate to Sell an Inherited House in Spokane?
Not always. Probate is usually required if the deceased owned real estate solely in their name or if the estate is worth more than $100,000. But careful planning can help avoid probate in Spokane through tools like:
Revocable living trusts
A trust is a legal device that holds assets for its recipients. If a Spokane homeowner initiates a revocable living trust before they die, they can retain control over their house while they live and have it directly transferred to their heirs once they have passed on.
Transfer on death deeds
A transfer on death (TOD) deed allows a Spokane property owner to bypass the probate process by directly transferring their home to designated beneficiaries named in the deed when the owner dies. The owner must pay all bills, take care of their financial obligations, and complete all necessary paperwork for the deed to be valid.
Joint ownership with right of survivorship
Joint ownership with right of survivorship is a legal arrangement that allows several people to share ownership of a Spokane house. If one owner dies, the surviving owner will inherit the house without needing to go to probate court.
Affidavits of heirship
In Spokane, an affidavit of heirship is a sworn statement that can be used to avoid probate by directly transferring ownership of a deceased person’s house to their legal heirs. This signed and notarized estate affidavit designates the homeowner’s legal heirs, details how the estate should be divided, and confirms the heirs’ property rights.
Who Buys Houses in Probate?
We absolutely do! Park Buys Homes is a family-run business founded by Aaron Farr and his son Parker, combining Aaron’s extensive real estate expertise with Parker’s entrepreneurial drive and customer service focus. With deep Spokane roots and years of industry experience, we specialize in creating win-win solutions for homeowners facing difficult situations like probate. We purchase properties in any condition, offering fair cash deals without the stress or hidden fees of traditional sales. When you work with us, you’re dealing directly with decision-makers who genuinely care about your situation, not a faceless corporation, making the complicated probate process faster and significantly more manageable.
Get An Offer Today, Sell In A Matter Of Days
Issues When Selling a House in Probate Spokane
Family disputes
When family members disagree about the distribution of the inheritance their parents provided when they passed on, the probate process can be complicated. If the testament is contested or missing, or if several beneficiaries and creditors make claims on the estate, the court must appoint a probate lawyer to handle the dispute, and a judge must validate the testament.
Outstanding Financial Obligations
Unpaid debts, taxes, and bills can slow down probate and hold up the sale of an inherited home. The seller must pay off debts before the sale proceeds can be divided among the beneficiaries.
Coercion
If a homeowner’s heir believes that the decedent was coerced into revising their testament, they can petition the court to invalidate the document.
Options You Can Consider When Selling a Probate house Spokane
When you inherit a home in Spokane that’s tied up in probate, you generally have three main paths to consider. Each one has advantages and drawbacks depending on your priorities—whether that’s getting the most money possible, avoiding conflict, or closing quickly without stress. Here’s a deeper look at each option:
1. Listing the Probate Property with a Spokane Real Estate Agent
Pros:
Maximum Market Exposure: A licensed agent can put the home on the Multiple Listing Service (MLS), which means it will be seen by the widest range of buyers—including families looking to settle in Spokane neighborhoods like South Hill, Five Mile, or the Valley. More eyes on the property can often mean more competitive offers.
Professional Guidance: Realtors can advise you on pricing strategies, staging tips, and minor repairs that may help the home sell faster. They handle open houses, showings, and marketing so you don’t have to.
Potential for a Higher Sale Price: Because you’re exposing the home to the open market, there’s a chance you’ll receive offers above the asking price, especially if buyers get into a bidding war.
Cons:
Slower Timeline: In Spokane’s current market, a traditional listing can take months—especially if the home needs updates or if probate court approval slows things down. This can be stressful for heirs who want to wrap up the estate quickly.
Costly Commissions and Fees: Realtors typically charge a 5–6% commission. On a $300,000 Spokane home, that’s $15,000–$18,000 right off the top, not including closing costs or repair expenses.
Repair Expectations: Buyers on the retail market usually expect a home to be in good condition. If the probate property is dated or needs major repairs, you’ll either need to invest in fixing it up or accept that it may sit longer.
2. Selling the Inherited Property to a Family Member
Pros:
Keeps the Home in the Family: This option allows the property to stay connected to family history. Maybe it’s the house you grew up visiting your grandparents in, or it has sentimental value tied to the Spokane community. Selling to a sibling, cousin, or other relative can preserve that legacy.
Simpler Negotiations: Since you’re dealing with family, the process can move faster if everyone agrees. You may be able to bypass the MLS, inspections, and the back-and-forth with outside buyers.
Flexibility on Terms: Families often work out creative agreements. For example, one heir might buy out the others using a payment plan, or you could agree on a lower price in exchange for other considerations like keeping heirlooms or property improvements.
Cons:
Potential for Family Conflict: Money has a way of creating tension. If one heir feels the agreed-upon price is unfair, disputes can arise. We’ve seen situations here in Spokane where siblings stop speaking to each other over inheritance disagreements.
Legal Complications: Even within families, probate law still requires court approval for the sale. If not handled properly, the sale could be delayed or even voided. It’s wise to involve a probate attorney to ensure everything is documented correctly.
Missed Market Value: Selling within the family might mean accepting less than what the home could have fetched on the open market. While this can save time, it might not maximize the estate’s financial return.
3. Selling Your Probate Home As-Is to a Local Cash Buyer
Pros:
Fastest and Simplest Option: Selling to a Spokane cash buyer like us is usually the quickest route. We can often make an offer within 24 hours and close in as little as 7–14 days once probate allows. For families who want closure and less stress, this speed can be a huge relief.
No Repairs, Cleaning, or Updates: Cash buyers purchase properties in any condition. Whether the home is outdated, filled with belongings, or needs costly repairs, you don’t have to lift a finger. We’ve bought Spokane houses with leaky roofs, cracked foundations, and even ones full of furniture left behind.
No Commissions or Hidden Fees: Unlike with a realtor, you won’t be paying a 6% commission. Most cash buyers cover standard closing costs as well, which means more money stays in the heirs’ pockets.
Certainty of Sale: Traditional buyers rely on bank financing, which can fall through at the last minute. With a cash buyer, there’s no loan approval process—so once you accept the offer, you can be confident the sale will happen.
Cons:
Lower Sale Price: The tradeoff for speed and convenience is that cash offers are usually below full market value. Investors need to leave room for repairs and potential resale. However, for many Spokane heirs, the saved time and eliminated expenses more than make up for this.
Fewer Buyers to Choose From: Unlike the MLS, which brings in dozens of potential buyers, you’re typically negotiating with a smaller group of investors. It’s important to work with a reputable, local company that has a track record of following through.
Frequently Asked Questions for Selling a House in Probate
Can You Sell a House Without Going Through Probate in Spokane?
Yes, if ownership was set up through a trust, TOD deed, or joint tenancy. Estates valued under $100,000 may also be exempt.
Can You Live in a House During Probate?
During probate, a person or persons, such as the decedent’s surviving spouse or siblings, can live in the family house as long as they comply with the terms of the testament or take part in a lawful arrangement. The occupants may be required to prove residency or pay rent to the estate.
If the testament specifies that the estate must sell the house, or the seller decides to sell it to pay off outstanding debts, or if no testament exists and the law in Spokane says that the inheritors must sell the house to settle their financial obligations, then a judge may rule that the house cannot be occupied during probate.
Can You Empty a House Before Probate in Spokane?
No, not until the court approves. Once probate is granted, belongings can be distributed, sold, or donated.
How Long Does It Take to Sell a House in Probate?
Typically 6–12 months in Spokane, longer if there are disputes or debt issues.
Do All Heirs Need to Agree to Sell Inherited Property?
Often, yes. If heirs disagree, a judge may need to resolve it, or a real estate attorney can help.
Easiest Way to Sell a House in Probate
As a father-and-son team here in Spokane, we’ve built our business around helping families move forward during tough times. Selling an inherited home in probate, “as-is” for cash can eliminate months of stress.
You won’t have to worry about:
- Renovations and repairs
- Mortgage payments, taxes
- Listing with an agent
- Paying commissions or closing costs
- Waiting months for the process to finish
At Park Buys Homes, we buy houses in Spokane and throughout Eastern Washington and Idaho directly for cash. If you want a fast, fair, no-hassle sale, reach out today. We’ll walk you through the process, give you a fair offer, and help you close on your timeline.
Who Buys Houses in Probate?
Absolutely we do! Park Buys Homes is a trusted, family-run business founded by Aaron and Parker Farr, combining Aaron’s extensive real estate expertise with Parker’s fresh perspective and commitment to exceptional service. With our deep roots in Spokane and years of industry experience, we’ve built our reputation on offering fair cash deals with significantly less stress and fewer complications than traditional selling methods. Contact us today for a competitive cash offer on your probate property. We purchase homes in any condition throughout Spokane and beyond, making the process of selling a house in probate faster and remarkably more straightforward than you might expect.