Frequently asked questions.
If your question isn't here, call us, email, or fill out the form. We answer everything. For a deeper read on heirship paperwork, see our guide to the affidavit of heirship in Texas.
What this page covers.
This page collects the questions we get most from heirs and co-owners dealing with inherited property, tax lawsuits, trustee sales, and clouded titles in Texas and Montana. The answers are plain language, written from what we actually see day to day, not legal advice.
It is written for people who inherited a share of a house, are stuck co-owning with siblings or cousins, are facing a county tax suit or trustee sale, or hold a deed that a title company has flagged. If any of that sounds like your situation, you are in the right place.
The questions are grouped into five sections: how selling to us works, taxes and money, the legal side, timing and process, and a general common questions block. If your question is not here, the contact page has our phone numbers, email, and a short form.
No. 01
About selling to us.
We're a curative title company based in Bozeman, Montana, working primarily in Texas and Montana. We buy partial heir interests, tax-lawsuit properties, and clouded-title homes from heirs who want a way out, not a marketing pitch.
We buy your share, not the whole property. Your fractional interest is your own legal interest. You sell that. We work with the remaining heirs separately. You don't have to convince anyone.
Yes. Vacant, occupied, tenant-damaged, hoarder situations, structural problems. We don't ask you to clean it out or fix it up. We close on it as it stands.
No. Your share is yours to sell on its own. We buy partial heir interests and work with the rest of the family separately, on their own timeline.
Usually, yes. Depending on the state and the estate status, we can often buy before probate closes or help get the right filing in place first. We review the title and tell you exactly what your situation needs.
No. 02
About taxes and money.
Nothing. We pay all closing costs, including title search, document preparation, recording fees, and any back taxes owed. You receive a check at closing.
Back taxes get paid at closing as part of our standard process. The county gets paid out of the proceeds before they reach you. You don't write a check.
Inherited property typically receives a stepped-up basis to fair market value on the date of death, which can dramatically reduce capital gains. Talk to a CPA about your situation.
They get paid out of closing. You do not write a check; the back taxes, penalties, and fees come out of the purchase funds before you are paid the rest.
Generally, yes. For federal taxes, inherited property typically gets a basis stepped up to its value at the date of death, which can sharply reduce capital gains when you sell. Confirm your numbers with a CPA.
"In Texas, the redemption window after a tax sale can be as short as 180 days on non-homestead property."
No. 03
About the legal side.
No. We're a real estate company. We don't give legal advice. We work alongside curative title attorneys in Texas and Montana, and you're always free to bring in your own lawyer to review documents.
Not always. Texas has several alternatives including Affidavit of Heirship and Muniment of Title. Montana uses the Uniform Probate Code with informal and summary options. We figure out which path fits and tell you.
Texas adopted the Uniform Partition of Heirs Property Act in 2017. It gives co-heirs more protections when one heir tries to force a partition sale. We structure our partial-interest offers around it.
A recorded sworn statement that identifies a deceased owner's heirs. In Texas it is a common way to establish ownership when no probate was filed. It does not fix everything, but it is often the first step to clearing title.
Not by itself. It documents who the heirs are; title vests through the heirs under state law. Title companies often rely on it after it has been on record. We handle this analysis as part of our review.
No. 04
About timing and process.
From your reach-out, the written offer typically lands within 48 hours of our title review. Closing then takes 30 to 90 days depending on the title work. We don't promise '7 days' because that's almost always a lie.
Take it. The written offer stays good. Sellers commonly sit on offers for weeks. There's no pressure and no countdown clock.
No. Most of our sellers don't live where the property sits. You sign documents remotely with a notary. Proceeds come to you by wire or check.
Sometimes. Texas has alternatives like the Affidavit of Heirship and Muniment of Title; Montana has informal probate and heirship determinations. We pull the records and tell you which route fits.
Once you accept the written offer, we typically purchase within a few days. Title complications can add time, but that work is ours to do, not yours.
No. 05
Common questions.
No. We are buyers, not agents. There is no commission, and we cover standard closing costs and the title work. The offer we make is the amount you receive, minus anything owed on the property itself, like back taxes, which we lay out in writing before you sign anything.
Once we agree on terms, most straightforward purchases close within a few weeks. If the title needs curative work, probate research, or an affidavit of heirship, it can take longer, but that work is exactly what we do, and we handle it at our cost.
No. In both Texas and Montana you can sell your undivided interest in inherited property without the other heirs' permission. We buy partial shares regularly. Your relatives keep their shares; nothing changes for them except who they co-own with.
Just tell us about the property: the address, roughly how it came to you, and any paperwork you have, even if it is incomplete. A deed, a tax notice, or a probate document helps, but we can start from as little as an address and a name.
Still didn't find your answer.
Every property and every family is a little different. The questions above cover the patterns we see most often, but they cannot cover every deed, every county record, every sibling disagreement, or every county tax file. If your situation looks close to one of these but not quite the same, that is normal.
The fastest thing you can do is tell us about the property. An address, a rough story of how it came to you, and any paperwork you have, even if it is incomplete. We read what you send, pull the title and tax records ourselves, and come back to you with what we see and what your options actually are.
There is no fee, no obligation, and no pressure to decide anything on the first call. If we are not a fit, we will say so and point you toward what is.
Ready when you are.
Tell us about the property. We'll look at the title, the taxes, and the situation, and call you back within 24 hours. No pressure.
"I read every message myself. No call center, no pressure."Daniel Bear
- No fees
- No obligation
- Written offer in 48 hours
Tell us about the property.
We'll review it. We'll call you back within 24 hours. No pressure, no fees, no obligation.