Estate house, court timeline, one buyer who's done this before.
If you're the executor or administrator of an estate in Dallas County, you've probably discovered that the house is the slowest, most expensive asset to deal with. It costs money every month it sits, and the court process has its own clock.
We buy probate properties in Garland, TX as-is and we're comfortable working inside the court's timeline — including waiting for letters testamentary or a court order to sell.
Mike Jackson will call or text you shortly, usually within the hour during the day. If it's urgent, call (972) 954-6120 now.
Texas is friendlier than most states here. If the will names an independent executor and grants a power of sale, the executor can sell the house once the court issues letters testamentary — no separate court approval of the sale, no confirmation hearing. That's the common case.
If the estate is dependent (court-supervised), or the will doesn't grant power of sale, the administrator applies to the court for an order to sell, and the court reviews the terms. That adds weeks, not months, in Dallas County probate courts if the paperwork is clean.
Where there's no will, heirs may be able to skip formal administration with an Affidavit of Heirship recorded in the deed records, or a Small Estate Affidavit if the estate qualifies. Title companies have their own rules about accepting those, and we know which ones in Dallas are practical about it.
Keeping the property insured and secured, paying the taxes, and getting a fair price for the estate. "Fair" doesn't mean top retail — it means a defensible number for the property in its actual condition. Our offers come in writing with the reasoning laid out so you have something to show the other heirs or the court.
The estate's creditors and the mortgage get paid out of the sale at closing through the title company. You aren't writing checks from your own account.
One point of contact, one written offer, no showings, no lockbox on your parent's door. We'll coordinate directly with the estate's attorney and the title company. Close when the court says you can.
Garland is the second-largest city in Dallas County and one of its oldest suburbs. South and central Garland are full of 1950s–'70s houses, many of them rentals now, while the north side toward Firewheel is newer. The older neighborhoods have exactly the mix we look for: original-owner estates, long-time landlords ready to be done, and houses that need more than a coat of paint.
Garland's code compliance department is active, and we regularly buy houses here with open cases.
Areas we buy in: Downtown Garland, Duck Creek, South Garland, Firewheel, North Garland, Club Hill, Embree.
ZIP codes: 75040, 75041, 75042, 75043, 75044.
Call, text, or use the form. Five minutes of questions — no sales pitch.
We look at the property once and put a real number in writing, usually within 48 hours. We show you how we got there.
A licensed Texas title company handles everything. Close in as little as 7 days, or later if you need time. Cash wired to you.
None of this is required to get started — it just makes the offer faster.
In Texas, executors and administrators are generally required to be represented by an attorney in probate court. If you don't have one yet, we can refer you to Dallas County probate attorneys who charge flat fees for straightforward estates.
Yes, contingent on your appointment. We'll write it so nothing is binding until you have the authority to sell.
Yes. Reverse mortgages usually give the estate a window to sell or pay off the loan. We can close fast enough to stay inside that window, and the payoff goes through title like any other lien.
Leave them. Take what the family wants and we'll deal with the rest after closing.
I'm Mike Jackson. I'm a real estate investor based in Dallas, TX, and I buy houses across Dallas County, Texas — including Garland, TX. I'm not an agent and I'm not a national call center. When you call the number on this page, you're calling me.
I started doing this because I kept watching families lose money on houses they didn't want, to a process that wasn't built for them. A cash sale isn't right for everyone, and I'll tell you if it isn't right for you. When it is, I'll make it the easiest part of a hard situation.