Listing an inherited house with a realtor only works if the title is clean and the family is in agreement. If there's probate, missing heirs, broken title, or back taxes — realtors usually can't help. ARV Venture Group buys inherited houses as-is, cash, with title problems included. Our team has handled these since 2011.
If you inherited a house and:
Then a realtor is a fine option. List it, take the highest offer, pay the fees.
If any of these are true:
The title has issues (probate not closed, missing signatures, wrong deed filing)
One or more heirs won't sign
You owe back taxes and the county is threatening action
The house needs repairs you can't afford
You're out of state and can't manage the listing
You need to close in less than 30 days
A realtor literally cannot list the house until the title issues are cleared. That can take 6-18 months and cost thousands. Our team is built exactly for this situation.
| Listing with realtor | Selling to ARV Venture Group | |
|---|---|---|
| Title must be clean | Yes | No — we handle it |
| All heirs must sign | Yes | We help coordinate or buy out interests |
| Commission | 5-6% (you pay) | $0 |
| Closing costs | $3-8K (you pay) | $0 (we pay) |
| Repairs required | Buyer usually demands | No — as-is |
| Showings | 10-30 needed | None |
| Time to close | 60-180 days (if it sells) | 7-90 days |
| What if title's broken | Listing pulled | We buy it anyway |
| Back taxes owed | You pay off first | We handle |
| Out-of-state heir | Must travel or DocuSign through agent | We mail you papers |
| Multiple heirs disagreeing | Listing stalls | We negotiate with each |
Imagine you inherited a house worth $200,000 — but it has a broken title (Dad died, will is unclear, two heirs, one missing for 5 years), owes $9,000 in back taxes, and needs $25,000 in repairs.
Hire probate attorney: $3,500 - $8,000
Locate missing heir: $1,500 - $5,000 (private investigator)
Pay back taxes to avoid county action: $9,000
Repairs: $25,000 (or take a deep price cut)
Wait 12-18 months for probate to close
List with realtor, 6% commission: $12,000
Closing costs: $4,000
Net to you eventually: ~$130,000 — IF everything goes right and you can front the cash.
Call us today
We send you an offer based on the property's condition + the title work involved
We pay cash, we handle the title work, we pay the back taxes
You sign at closing (in person OR by mail if you're out of state)
Net to you: Less than Path A's "if everything goes right" — but you walk away in 30-90 days with cash, no out-of-pocket cost, no risk that the deal falls through. For complex titles, our offer is often more than what you'd net after Path A's costs and delays.
Be honest — if your house has:
A clean title
One owner ready to sell
No repairs needed
No tax issues
Then list with a realtor. You'll get top dollar that way. Call us only when traditional sale has hit a wall.
Per dollar of property value, yes — that's how cash, no-repairs, fast-close works. But once you subtract the cost of all the things you'd pay to make a traditional sale possible (attorney, taxes, repairs, commissions), our offer is competitive.
7 to 14 days if the title's clean enough to close directly. 30-90 days if there's title work to do — and during that time, we sometimes pay you monthly so you're not stuck waiting.
Our primary markets are Texas (Houston, San Antonio, Dallas, Garland, Frisco) and South Carolina (Columbia). For other markets, call us — our team may have someone who covers it.
Yes. If your realtor pulled the listing because of title issues, we can work directly with them so they still get a referral fee on the deal. Many realtors refer their "can't list it" clients to us.
No pressure. No obligation. If a realtor is the better option for you, we'll tell you that too.
Or fill out our quick form:
Last updated: 2026-05-20. This page compares two real options for selling an inherited house. ARV Venture Group is a real estate investor operating in Texas and South Carolina.