Inherited an Ugly House in DFW? Here's How to Sell It Fast (Without Losing Your Mind)

You just inherited a house somewhere in the Dallas-Fort Worth metroplex.

And let's be real. It's probably ugly.

Maybe it's your parents' old ranch house in Garland with the wood paneling. Or your grandparents' place in Irving that still has popcorn ceilings and burnt orange shag carpet. Or a property in Grand Prairie that's been sitting empty, baking in the Texas heat.

Behind those keys is a mess. Emotions. Legal paperwork. Bills piling up. And probably a house that needs serious work.

You're asking yourself: What the heck do I do with this thing?

Here's the truth: If you inherited an ugly house anywhere in DFW, you're not alone. And you've got options.

We're Ugly Home Buyers. We buy the ugliest houses all over the Dallas-Fort Worth area. Houses with foundation cracks (hello, Texas clay soil). Houses that smell like decades of cigarette smoke. Houses stuffed with a lifetime of belongings. Houses in Arlington that haven't been touched since the Cowboys won their last Super Bowl.

This guide walks you through everything about selling an inherited house here in the metroplex. The Texas probate process. Your real options. And why selling your ugly inherited house to us might be the smartest move you make.

Let's get into it.

Why Inherited Houses in DFW Are Usually a Hot Mess

More than 30% of people experience serious emotional stress when selling a family home they inherited.

It's not just a house. There are memories. Family drama. Dealing with stuff while you're grieving.

And in DFW? A lot of these old school 60's to 80's builds are pretty outdated. Beauty is in the eye of the beholder, though. We like our houses in all shapes and sizes.

The Emotional Weight

Walking through rooms where your loved one lived brings up grief in ways you don't expect.

Every room tells a story. Dad's workshop in the garage where he fixed everything. Mom's garden she tended every spring. The kitchen where the whole family gathered on Sundays.

That house in Plano where you grew up. That little place in Mesquite they retired to. That old farmhouse on the edge of McKinney before all the development.

Deciding to sell feels like losing them again.

You might feel:

• Guilty. Your siblings think you're "giving away" the family home.
• Stuck. You can't make decisions because everything hurts.
• Overwhelmed. The house needs foundation work. You're dealing with Dallas County probate court. Bills keep showing up.
• Torn. Part of you wants to keep it. Part of you knows it's a money pit.

When multiple people inherit? Some family members want to sell. Others refuse. We've seen siblings who grew up in Richardson stop talking over an inherited house.

Family fights. During the worst time of your life.

The DFW-Sized Money Problem

That inherited house in the metroplex is bleeding money from day one.

Property taxes. Texas has some of the highest property taxes in the nation. No state income tax means property taxes hit hard. And in places like Frisco, Southlake, or Allen? Those tax bills are brutal.

A house in Collin County can have property taxes running $6,000 to $12,000 a year. That's $500 to $1,000 every single month. Whether you want the house or not.

Insurance. Homeowners insurance in North Texas isn't cheap. Especially after all the hail storms we get. Remember that hailstorm that destroyed roofs across Plano and Richardson? Insurance companies remember too.

And if the house is vacant? Those rates double or triple.

Utilities. Summer AC bills in DFW can hit $400 to $600 a month. Even for an empty house. Because if you don't run the AC, the house cooks. And that causes even more problems.

Lawn care. In Texas, grass doesn't stop growing. Neither do HOAs stop sending violation notices. We've seen inherited houses in Flower Mound rack up thousands in HOA fines.

Maintenance. DFW weather beats houses to death. 100-degree summers. Hailstorms. That freeze in 2021 that burst pipes everywhere. The clay soil that shifts and cracks foundations.

Problems don't wait around.

Mortgage payments. If there's still a loan on that house in Carrollton or Lewisville, those payments keep coming.

The house needs care. Utilities. Lawn. Insurance. Even while you're figuring out what to do.

We've seen people in DFW spend $2,000 to $5,000 per month just keeping an inherited house going. Six months of that? You've burned through $30,000. For a house you don't even want.

Texas Probate: Welcome to the Legal Maze

Almost every inherited property has to go through probate. And that can take up to 24 months.

In Texas, probate happens in the county where the deceased lived.

• Dallas County probate court is downtown on Commerce Street. If your loved one lived anywhere from North Dallas to DeSoto to Duncanville to Cedar Hill, you're dealing with Dallas County.
• Tarrant County probate is in Fort Worth. That covers Fort Worth, Arlington, Grapevine, Keller, Southlake, Hurst, Euless, Bedford, Mansfield, and more.
• Collin County handles Plano, Frisco, McKinney, Allen, Wylie, and the rest of the northern suburbs.
• Denton County covers Denton, Lewisville, Flower Mound, The Colony, and Highland Village.

How long Texas probate takes depends on:

• Whether there's a valid will
• How complicated the estate is
• Whether heirs agree on everything
• If there are debts or creditors to deal with
• Which county you're in (some move faster than others)

Probate takes 6 to 12 months on average. But messy cases can drag on much longer.

Texas Probate Shortcuts

Texas actually has some ways to speed things up. Depending on the situation.

Muniment of Title. If there are no debts (except maybe a mortgage) and there's a valid will, you might qualify for this faster process. It basically says "yeah, the will is real" and transfers property without full probate administration.

Small Estate Affidavit. For small estates, you can file a sworn statement called a Small Estate Affidavit and get it notarized. If someone's holding the property, you show them the affidavit to prove you're the new owner. In Texas, this works for estates under $75,000 (not including the homestead).

Independent Administration. This is the most common in Texas. The executor can act independently without court approval for every little thing. Makes the process way faster than dependent administration.

Still. Even the "fast" version takes months. While you're paying for everything.

Can You Even Sell That Ugly House Yet?

Before you can sell, you need legal authority.

Texas law is specific about this.

Houses That Skip Probate

Some properties avoid probate completely:

• Transfer-on-death deeds. The owner sets up a deed that automatically transfers ownership when they die. No probate needed. Texas allows these.
• Property in a trust. If the owner put the house in a trust, you inherit it directly without probate. The trustee handles everything according to the trust document.
• Joint tenancy with survivorship. If the property had multiple owners with survivorship rights, the surviving owner gets it automatically. Common with married couples.

These skip the probate mess. You can sell faster.

Houses That Need Texas Probate

If the deed only has the deceased person's name, it has to go through probate. Even if there's a will.

In Texas, this means:

• You can't sell before probate starts
• The county court has to appoint an executor
• The executor needs authority to sell (independent administration gives more freedom)
• All debts have to be paid first
• Everything has to be done by Texas law

Probate exists to prevent fraud. You don't own the house until the court says you do.

Selling During Texas Probate

Good news: In Texas, if you're the executor, you can sell property that wasn't left to a specific person. You can use the money for estate expenses.

With independent administration (most common in Texas), you have a lot of freedom. You can sell without court approval for every step.

With dependent administration, you need court permission to sell. More paperwork. More delays.

We buy houses during probate all the time. We know the Texas process. We work with executors to make it smooth.

When Your Siblings Can't Agree (The DFW Family Drama)

This is where things get ugly. And not the good kind of ugly.

When multiple people inherit, the first step is agreeing on whether to sell or buy each other out.

Sounds simple, right?

It's not.

What Causes the Fights

We've seen every version:

• One sibling lives in California. The other lives in Fort Worth and has to deal with everything.
• One grew up in that house in Richardson. The other has no emotional attachment.
• One sibling wants to rent it out and become a landlord. The other needs cash now.
• Someone's already living in the house in Garland and refusing to leave.
• One wants to fix it up and list it for top dollar. The other knows it needs $80,000 in foundation work.
• One sibling might have emotional ties and refuse to sell. Another views it as just money.

These fights can destroy families. We've seen it in Plano, Irving, Denton, and everywhere in between.

Your Options Under Texas Law

Option 1: Everyone Agrees to Sell

This is the dream. You can appoint a neutral person to handle the sale. Someone who isn't inheriting. They make sure everything's fair.

Call us. We buy it. Everyone gets their share. Done.

Option 2: Someone Buys Everyone Else Out

If your brother wants to keep the house in Grand Prairie, he can buy out you and your sister. He'll need:

• Cash or a loan to pay everyone
• Other inherited assets to trade
• A payment plan agreement

Most people don't have $100,000 lying around to buy out siblings. So this usually doesn't work.

Option 3: Partition Action (Texas Court Forces the Sale)

If most people want to sell but can't agree, they can file a partition action in the county probate court. The court can force the sale.

A partition action gets a court order to sell the property or divide it. You can't cut a house in half. So the court orders it sold and splits the money among everyone. After paying legal fees.

We've bought houses in Dallas, Tarrant, Collin, and Denton counties through partition actions. We know how it works.

Texas Taxes on Inherited Property (Better Than You Think)

Good news: Texas makes this easier than most states.

No Texas Inheritance Tax

Texas doesn't have an inheritance tax. Neither does it have a state estate tax.

You inherit a house in Arlington? Texas wants nothing.

The Federal Stepped-Up Basis (Huge)

When you inherit property, its tax value gets "stepped up" to what it's worth when the person died.

This is massive.

Example: Your parents bought a house in Mesquite for $100,000 in 1985. When you inherit it in 2025, it's worth $300,000. Your new tax basis is $300,000.

You sell it for $305,000? You only owe capital gains on $5,000. Not $205,000.

If you sell the home quickly, there's probably little gain in value. So you won't owe much in taxes.

Capital Gains Tax

You inherit a house worth $300,000. You sell it for $325,000 a year later. You owe capital gains tax on $25,000.

Federal long-term capital gains rates are 0% to 20% depending on income.

Texas has no state capital gains tax. Another reason Texas rocks for this.

Smart move: Sell fast. The longer you wait, the more the house appreciates. The more you owe in taxes.

Federal Estate Tax

Estate tax only matters for estates worth at least $13 million.

If your loved one's total estate is under $13 million, you don't worry about this.

Most inherited houses in DFW don't trigger federal estate tax.

Common Ugly House Problems in DFW

Let's talk about what we see all the time.

Foundation Issues (Thanks, Clay Soil)

DFW sits on expansive clay soil. It swells when wet. Shrinks when dry. Causes foundation problems everywhere.

We see it in every city. Plano. Richardson. Garland. Irving. Arlington. Grand Prairie. McKinney. Allen. Frisco. Doesn't matter.

Signs of foundation problems:

• Cracks in walls and ceilings
• Doors that don't close
• Sloping floors
• Gaps between walls and ceiling
• Windows that stick

Foundation repairs in DFW run $10,000 to $50,000+. Sometimes $80,000 for major work.

Most inherited houses? Nobody fixed the foundation. It's been getting worse for years.

We buy houses with foundation problems every day. You don't fix it. We handle it.

Roof Damage (Hello, Hailstorms)

North Texas gets hammered by hail. Every spring. Those giant hailstones destroy roofs.

If your inherited house has an old roof with hail damage, you're looking at $8,000 to $20,000 for replacement.

We buy houses with bad roofs. All the time.

Outdated Everything

Inherited houses are time capsules.

We see houses in Mesquite and Garland stuck in 1975. Wood paneling. Popcorn ceilings. Linoleum. Tiny kitchens. Single-pane windows. Window AC units.

Houses in Irving and Grand Prairie from the 80s. Brass fixtures. Vertical blinds. Formica countertops. Carpet everywhere.

Updating a house to modern standards? You're looking at $50,000 to $100,000+ easy.

We buy outdated houses every single day. We actually want them.

Deferred Maintenance

Inherited homes are often in bad shape.

Elderly people can't keep up with maintenance. Things pile up.

• Old HVAC systems (brutal in DFW heat)
• Plumbing issues
• Electrical problems (knob and tube wiring in old houses)
• Termite damage
• Water damage
• Mold (from AC not working properly)

The list goes on.

We buy houses with maintenance issues. That's kind of our thing.

The Stuff Problem

Cleaning out an inherited home is often the hardest, most stressful part.

A lifetime of belongings. Furniture. Clothes. Papers. Boxes in the garage. Stuff in the attic. Tools. Collections. Everything.

Sorting through it all? While grieving? It's overwhelming.

Estate sale companies in DFW charge 35% to 40% commission. Junk removal costs $500 to $3,000+.

We buy houses with all the stuff still inside. We can close in seven days and take the home as-is. Contents included.

You don't sort. You don't sell. You don't haul. We handle everything.

DFW-Specific Challenges

The HOA Nightmare

Lots of DFW neighborhoods have HOAs. Especially in Plano, Frisco, Allen, McKinney, Flower Mound, Grapevine.

If the inherited house has unpaid HOA dues? That's your problem now.

If the lawn's not mowed? Violation letters pile up. $100 fines become $500 fines.

We've seen inherited houses in Frisco with $5,000+ in HOA fines and liens.

We buy houses with HOA problems. We deal with HOAs all the time.

The Distance Problem

Maybe you live in Austin. Or Colorado. Or California.

Your parent's house is in Garland. You're 1,500 miles away.

How do you manage contractors? Deal with lawn care? Handle showings? It's impossible.

Flying to DFW every week to deal with a house you don't want? Expensive and exhausting.

We make it easy for out-of-state heirs. We handle everything locally. You don't have to be here.

The Multiple City Problem

One heir lives in Fort Worth. Another in Frisco. Another out of state.

The house is in Arlington. Nobody lives close.

Who drives 45 minutes to meet contractors? Who handles emergencies? Who mows the lawn?

It becomes a fight.

We eliminate that problem. One call. One offer. Everyone gets paid. Done.

Property Taxes Keep Coming

Texas property taxes don't pause.

That house in Collin County with $10,000/year in taxes? That's $833 per month.

County tax offices in Dallas, Tarrant, Collin, and Denton don't care that you're in probate. They want their money.

Miss payments? They'll start tax lien proceedings.

We buy houses with tax issues. We can close fast and stop the bleeding.

How Long Does This Actually Take?

On average, selling an inherited property takes 9 to 18 months.

Here's the DFW breakdown:

• Texas probate: 6 to 18 months (depending on county and complexity)
• Fixing up the house: 2 to 4 months (good luck finding contractors in DFW who show up)
• Listing and showings: 2 to 4 months (longer for ugly houses)
• Closing: 30 to 45 days

Total: 10 to 24 months. Maybe longer.

Delays happen when heirs disagree, when there are unpaid debts, or when paperwork's slow. Meanwhile, you're still paying for everything.

Selling to us: 7 to 30 days total. Even during probate.

Should You Sell That Ugly House?

Let's be honest about your situation.

Keep it if:

• You want to live in DFW and the house works for you
• You want to be a landlord (DFW rental market is strong)
• You can afford repairs and holding costs
• You have time and patience

Sell it to us if:

• The house is ugly and needs work
• You don't live in DFW
• You need money now
• Foundation problems scare away regular buyers
• You can't afford months of holding costs
• Your siblings are fighting
• You're overwhelmed by probate
• You just want it done

What to Do Right Now

If you inherited an ugly house anywhere in the Dallas-Fort Worth metroplex, here's what to do:

Step 1: Call Ugly Home Buyers

Seriously. Call us. Tell us about the house.

Where is it? Dallas? Fort Worth? Plano? Garland? Irving? Richardson? Arlington? Grand Prairie? Mesquite? McKinney? Frisco? Denton? Carrollton? Lewisville? Flower Mound? Grapevine? Somewhere else in DFW?

What shape is it in? Ugly? Really ugly?

Are you in probate?

Step 2: We'll Look at It

We'll drive to the property. We'll look at everything. Foundation. Roof. Inside. Outside. Everything.

Step 3: We'll Make You a Fair Cash Offer

No games. No lowballing after inspection. One fair price.

You decide if it works for you.

Step 4: Pick Your Closing Date

You control the timeline. Need it done in 10 days? We can do that. Need 60 days? That works too.

Step 5: Close and Get Your Money

We meet at a title company here in DFW. You sign. You get a check. Done.

Why Ugly Home Buyers Gets It

We buy ugly houses all over DFW.

• We've bought houses with foundation problems in Plano.
• We've bought outdated houses in Garland.
• We've bought houses with bad roofs in Richardson.
• We've bought houses full of stuff in Irving.
• We've bought houses with every problem imaginable in every city in the metroplex.

We actually like ugly houses. That's our business.

We understand:

• The emotional weight of selling a family home
• Texas probate law and DFW county courts
• Why time matters (those holding costs add up)
• Foundation issues from Texas clay soil
• What houses are actually worth in each DFW neighborhood
• How to work with multiple heirs
• How to close fast

We're not trying to steal your house. We're offering a fair price for an ugly house that nobody else wants.

Real Talk About Inherited Houses in DFW

Let's cut through everything.

You inherited a house. Maybe in a nice area like Plano or Frisco. Maybe in an older neighborhood like Mesquite or Garland.

Either way, it probably needs work. Foundation. Roof. Updating. Whatever.

You're paying property taxes, insurance, utilities, and maintenance. Probably $2,000 to $4,000 per month.

You're dealing with probate in Dallas, Tarrant, Collin, or Denton County. That's taking months.

Maybe your siblings are fighting.

Maybe you live out of state and can't manage it.

Maybe you just want this over with.

We get it.

You don't want to spend $50,000 fixing foundation issues.

You don't want to update kitchens and bathrooms.

You don't want to deal with realtors, showings, and buyers who back out.

You don't want to pay commissions.

You want someone to buy the house as-is, close fast, and hand you a check.

That's what we do.