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Selling a house that's in probate in Tulsa.
Probate is slow, and the house usually can't wait. Cole and I have bought houses out of Tulsa County probate before — we know what the court needs to see, and we'll work on the estate's timeline instead of pushing you onto ours.
- ✓We wait for the court. Probate takes as long as it takes. Our offer doesn't expire because a hearing got continued.
- ✓We buy the house as-is — including everything left inside it. No clean-out, no estate sale required.
- ✓No fees or commissions, and we cover the closing costs. More stays in the estate.
- ✓We'll talk to the attorney directly if that's easier than relaying everything through you.
First, the thing most people get told wrong
Oklahoma has a shortcut called summary administration, and people hear about it and assume it's the fast lane. It's available when the estate is worth $200,000 or less, or the person died more than five years ago, or they lived outside Oklahoma. It usually wraps in about 50 to 60 days instead of the better part of a year.
Here's the catch nobody mentions: if the estate needs to sell real property, summary administration generally won't get you there. Heirs aren't formally determined until the process ends, so title companies typically won't insure the transfer — which means no clean sale. Estates that need to sell a house usually end up in full probate anyway. If someone told you you'd be done in 60 days and could sell the house, it's worth a second conversation with the attorney.
We're not attorneys and we're not going to pretend to be. Every estate is different and the specifics matter. But we've watched enough families get surprised by this one that we'd rather say it up front than let you find out three months in.
What a probate sale actually looks like
Once the court appoints a personal representative — the executor, if there's a will — that person generally has authority to sell estate property, sometimes with court confirmation depending on how the letters were issued. That's the piece your attorney will nail down.
You get an offer in writing
We look at the property, run our numbers, and put a real figure in front of you. You can hand it straight to the attorney or the court.
The estate does its part
Letters, notices, whatever the court requires. This is the slow part and it's out of everyone's hands. We just wait.
We close when you're clear
The day the estate can convey, we're ready. No financing contingency, no lender to satisfy, no last-minute appraisal problem.
Why families call us instead of listing it
A listed probate house has to be shown. That means clearing out a lifetime of belongings, fixing whatever an inspector flags, and keeping the utilities on and the lawn cut through an Oklahoma summer while the estate pays for all of it. Then a buyer's lender gets involved and adds another 30 to 45 days.
We buy it the way it sits. If the garage is full, leave it full. If there's a room nobody's opened since the funeral, we'll handle it. Take the photo albums and the things that matter and let us deal with the rest.
- No clean-out. Take what you want. Everything else stays and becomes our problem.
- No repairs. Roof, foundation, a kitchen that hasn't been touched since 1978 — priced in, not deducted later.
- No showings. Nobody walks through the house on a Sunday afternoon while the family's still grieving.
- No commission. On a $150,000 house, a 6% commission is $9,000 out of what the heirs split.
“Cole and Jake were a pleasure to work with right from my first contact with them. Honest, fair, patient, and efficient as well. I was pleasantly surprised at how stress free the process was from start to closing. I can recommend them without hesitation.”
— Chuck Bohot, Google reviewStraight answers
Can we sell before probate is finished?
You can usually get a contract signed and hold it while probate runs — that's the normal shape of these deals. The actual closing waits until the personal representative has authority to convey. Your attorney will tell you exactly where the estate stands.
What if the heirs don't agree?
Then nothing happens until they do, and that's between the family and the attorney. We'll keep our offer on the table while you work it out. We're not going to call and pressure anybody.
There's still a mortgage on it. Does that kill the deal?
No. A mortgage gets paid off at closing out of the proceeds, same as any other sale. If the loan is worth more than the house, tell us early and we'll be straight with you about whether we can do anything.
How much does this cost the estate?
Nothing. No commission, no fees, and we cover normal closing costs. The number we quote is the number the estate gets, minus whatever the estate itself owes — liens, back taxes, the mortgage.
Do you need to see inside?
We'd like to, but it's not a dealbreaker. If the house is three hours away or nobody can face going in yet, we'll work from photos and adjust once someone can walk it with us.
Are you going to lowball us because we're in a hard spot?
You can take our number to anyone you want and compare it. We'd rather lose a deal to a better offer than have somebody feel taken advantage of at a funeral.
Jake & Cole — we're two guys in Tulsa who buy houses, not a call center and not a franchise. If you call the number on this page, one of us picks up. If we're not the right fit for what you're dealing with, we'll say so.
Other situations we handle
Get a cash offer on the estate's house
Takes 60 seconds. Offer within 24 hours. No obligation to the estate — ever.
Got it — we're on it.
Jake or Cole will reach out shortly. If you'd rather talk right now, call us directly.
📞 (918) 359-1295Get a number you can take to the attorney
Tell us about the property and we'll have a written offer to you within 24 hours. It costs the estate nothing and it doesn't obligate anybody.