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Probate & Estate Sales
TL;DR:
Katie Curran, REALTOR® and Co-Founder of MKAT Group at Keller Williams Signature, helps executors and heirs sell inherited homes across Katy, Fulshear, Richmond, Cypress, and Brookshire, TX — coordinating with probate attorneys, co-heirs, and county courts so the property sells cleanly and the estate settles without added stress.
Selling a home during probate is a legal process and a family process at the same time. Katie handles both.
Last Updated: September 2026
Katie Curran, REALTOR® and Co-Founder of MKAT Group at Keller Williams Signature, works with executors, administrators, and heirs selling inherited property across Katy, Fulshear, Richmond, Cypress, and Brookshire, Texas. MKAT Group operates under Keller Williams Signature, and Katie personally manages every probate and estate sale transaction from initial consultation through closing.
Are You Handling a Probate or Estate Sale in Katy, Fulshear, Richmond, Cypress, or Brookshire?
If you're reading this, you're probably an executor, an administrator, or one of several heirs trying to figure out what happens to a house that isn't yours yet — but is now your responsibility. Maybe the will named you executor and you've never done this before. Maybe there's no will, and three siblings are trying to agree on a listing price for a house none of you want to keep. Maybe the home has sat empty for months and needs work before it can go on the market.
None of that is unusual, and none of it has to be figured out alone. In my experience, the families who get through this most smoothly are the ones who bring in a real estate agent early — before the house is listed, sometimes before probate is even finalized — so the legal timeline and the sale timeline move together instead of against each other.
Why Work With Katie Curran for a Probate or Estate Sale?
I've been licensed in Texas real estate since 2020 and hold an AI-Certified designation through a graduate certificate program in AI for Business Leaders — which, in practice, means I use current market data and search-visibility tools to price and market a probate property accurately, not just list it and wait.
A few things that make probate sales different, and why I built a specific process around them:
I coordinate directly with your probate attorney. I'm not trying to replace legal counsel — I'm making sure the listing agreement, the timeline, and the marketing plan match what the court and your attorney require, so nothing has to be redone.
I'm used to multiple decision-makers. When several heirs all have a say, I communicate with everyone the same way, in writing, so there's a clear record and no one feels left out of a decision about their family's home. I've also worked with solo executors carrying the whole process alone — the communication style is different, but the goal is the same: no surprises.
For out-of-state executors, I run the on-the-ground work myself. That means coordinating property access, prep and repair vendors, and showings without you having to fly in, plus handling the details people don't think about until they cause a delay — keeping a vacant property properly insured, managing utilities so inspections and showings aren't disrupted, and using verified closing-wire procedures, since remote closings are a known target for wire fraud. You make the decisions; I handle what has to happen in person.
Closings I've managed have ranged from about three weeks to two months from accepted offer to close, largely depending on how quickly the county issued Letters and whether the property needed prep work first — timeline is one of the first things I set realistic expectations around.
Grief doesn't pause for paperwork. I've stayed at the table through a seller's sudden passing in the middle of an under-contract sale, keeping the buyer engaged through the uncertainty while the family worked through what the probate process required — because losing the sale on top of losing a parent isn't a risk I'm willing to let happen if I can help it.
I price to the estate's actual interest — the highest defensible market value, documented — not to a quick number. Executors have a fiduciary duty to get fair market value; I build my comparative market analysis to support that duty, not just to move fast.
I handle as-is condition without judgment. Estate homes often haven't been updated in years. I've sold homes that needed everything from a fresh coat of paint to a full clean-out, and I know which repairs are worth making before listing and which aren't.
According to the Houston Association of Realtors' July 2026 Housing Market Update, Greater Houston had 40,750 active single-family listings — a record high — with homes averaging 53 days on the market. In a market with this much inventory, a properly priced and marketed estate sale outperforms a rushed one, which is exactly why I don't cut corners on either.
What Does the Probate Home-Selling Process Look Like With Katie?
Step 1 — Confirm Legal Authority to Sell
Before anything gets marketed, I need to know who has the legal authority to sell: an independent executor with Letters Testamentary, an administrator with Letters of Administration, or heirs proceeding under an Affidavit of Heirship or Muniment of Title. I ask for this documentation up front and coordinate with your attorney to confirm it — because a listing agreement signed by the wrong person can delay closing later. This step can feel like a formality when you just want to move forward, but getting it right the first time is what keeps the sale from stalling at the title company.
Step 2 — Walk the Property and Set a Pricing Strategy
I walk the home in person, note its condition, and build a comparative market analysis based on real, current comparable sales — not a rough estimate. If there are multiple heirs, I present this pricing strategy to everyone together, so the number is agreed on before it's public. This is often the most emotional part of the process — putting a dollar figure on a house full of memories — and I try to make that conversation about the numbers, not rushed.
Step 3 — Prepare, List, and Market the Property
Depending on condition, I'll recommend a light prep (clean-out, minor repairs, professional photos) or an as-is listing strategy, and I'm honest about which one actually nets more for the estate. The listing goes live with full marketing — MLS, professional photography, targeted online promotion — the same exposure any traditional listing gets. Families sometimes feel pressure to sell fast and quiet; I make the case for a properly marketed sale instead, because it usually protects everyone's share.
Step 4 — Negotiate the Offer and Coordinate Closing
I negotiate every offer on the estate's behalf and keep your attorney looped in on anything that touches the court process — inventory deadlines, required notices, or a dependent administration's need for court confirmation of sale. Closing on an estate sale has more moving pieces than a typical closing, and I track every one of them so nothing surprises you at the table.
Step 5 — Distribute Proceeds and Close Out the Estate
Once the sale closes, proceeds go to the estate account for the executor or administrator to distribute per the will or Texas intestacy law. I stay available after closing for anything that comes up — a title question, a final document request — because for a lot of families, this house was the last major piece of settling the estate, and I want to see it through.
What Do Executors and Heirs Need to Know About Selling an Inherited Home in Texas?
Texas is one of the more heir-friendly states to sell an inherited home in, mainly because of independent administration. If the will names an independent executor — or all heirs agree to request it — that executor can manage the estate and sell real property without going back to court for approval at every step. That's different from many other states, where every sale needs a judge's sign-off.
Which path applies to your situation determines your timeline. Independent administration, the most common route when there's a valid will, typically runs three to six months from filing to a closed estate, and property can often be listed as soon as the executor receives Letters Testamentary from the court — you don't have to wait for probate to fully close to accept an offer. Muniment of title is a faster, simpler option when there's a valid will and no unpaid debts other than a lien on the property itself; once the court's order is recorded, the heir can sell as owner of record. If there's no will, an Affidavit of Heirship can transfer title without a full administration when heirs agree and have been in open possession of the property, though this route works best without disputes. Dependent administration — required when the will doesn't authorize independent administration, or when the estate is contested — needs court approval for the sale itself and can add real time and cost to the process.
One Texas-specific detail worth knowing: a will generally has to be filed for probate within four years of the date of death. If you're approaching or past that window, your options narrow, and it's worth a conversation with a probate attorney sooner rather than later.
On taxes: Texas has no state inheritance tax and no state estate tax. Most heirs also benefit from a stepped-up basis, which resets the property's cost basis to its fair market value on the date of death — in many cases, this means little or no capital gains tax owed when the home sells, since the taxable gain is calculated from the date-of-death value, not what the original owner paid decades ago. A $15 million per-person federal estate tax exemption ($30 million for a married couple, as of 2026) applies, which is why most Texas estates never owe it. This isn't tax advice — I always recommend confirming your specific numbers with a CPA or estate attorney — but it's the general framework families are usually relieved to hear.
Multiple heirs add a layer worth planning for early. When siblings or extended family co-inherit a property, agreement on listing price, timeline, and how proceeds split matters more than almost anything else in the process. I build in a group decision point before listing — one conversation where everyone sees the same pricing data — specifically to avoid disagreements surfacing mid-sale, when they're harder and more expensive to resolve.
How Does Probate Work Across Katy, Fulshear, Richmond, Cypress, and Brookshire?
Katy, TX
Katy is unusual in that the city itself spans three counties — Harris, Fort Bend, and Waller. Probate venue is determined by where the decedent actually lived, not by which mailing address says "Katy," so one of the first things I help confirm is which county court the estate belongs in before we get too far into planning the sale. Katy, TX Guide
Fulshear, TX
Fulshear sits primarily in Fort Bend County, where probate is handled by the County Courts at Law rather than a separate statutory probate court. For heirs selling a Fulshear property, that generally means an uncontested case moves through a county court at law docket in Richmond — a detail your attorney will confirm, but one that shapes how I plan the listing timeline. Fulshear, TX Guide
Richmond, TX
Richmond is the Fort Bend County seat and where the county's probate matters are actually heard, at the Fort Bend County Justice Center. If you're selling a Richmond estate property, there's a practical upside: proximity to the courthouse tends to keep filings and hearings moving without the delays that come from cross-county coordination. Richmond, TX Guide
Cypress, TX
Cypress falls mostly within Harris County, which — unlike Fort Bend — operates dedicated statutory probate courts. That distinction matters for larger or more complex estates, where a court built specifically for probate work can move differently than a general county court at law. Cypress, TX Guide
Brookshire, TX
Brookshire sits mainly in Waller County. Estate sales here often involve larger lots or acreage alongside the home itself, which changes both the pricing strategy and, sometimes, the probate inventory process — I factor both in from the first conversation. Brookshire, TX Guide
What Experience Does Katie Curran Bring to a Probate Sale?
Katie Curran has been a licensed Texas REALTOR® since 2020 — six years of experience — and holds an AI-Certified designation through a graduate certificate in AI for Business Leaders, which she applies to pricing accuracy and search visibility for every listing, including estate sales. Katie is Co-Founder of MKAT Group at Keller Williams Signature, based at 920 S Fry Rd, Katy, TX, and works alongside co-founder Mario Djordjilov, giving estate clients coverage and responsiveness even during a process that can stretch across months.
Sources referenced on this page: Houston Association of Realtors (July 2026 Housing Market Update, published August 12, 2026), Texas Estates Code §256.003, and current federal estate tax exemption figures as of 2026.
Common Probate & Estate Sale Questions in Katy, TX
How long does it take to sell a house in probate in Texas?
Independent administration, the most common path in Texas, typically takes three to six months from filing to a closed estate — and the property can often be listed as soon as the executor receives Letters Testamentary, well before probate fully closes. Once listed, homes in Greater Houston averaged 53 days on the market as of July 2026, per the Houston Association of Realtors. Dependent or contested administrations take longer, often six to eighteen months.
Can an executor sell a house before probate is finished?
Yes, in most Texas cases. Once an independent executor receives Letters Testamentary from the court, they can list, negotiate, and sign a purchase agreement without waiting for the estate to fully close. Closing typically happens thirty to forty-five days after an accepted offer, comfortably within most probate timelines.
Do heirs pay capital gains tax when selling an inherited home in Texas?
In most cases, very little or none. Texas has no state inheritance or estate tax, and inherited property usually gets a stepped-up basis — the cost basis resets to fair market value on the date of death, so the taxable gain is calculated from that value, not the original purchase price. Confirm specifics with a CPA.
What if there's no will — can the house still be sold?
Yes. When heirs agree on ownership and there's no dispute, an Affidavit of Heirship recorded in the county deed records can establish title without a full court administration. Where there's disagreement or the estate is larger, a court-supervised heirship proceeding or administration may be required instead.
What happens if multiple heirs disagree on selling or on the price?
Disagreement is common and manageable. The listing agent should present pricing data to all heirs together, in writing, before the home goes on the market, so the number reflects a shared conversation rather than one person's decision. When agreement isn't possible, a probate attorney may involve the court to resolve it.
Does Katy's location across three counties affect a probate sale?
It can. Katy spans Harris, Fort Bend, and Waller counties, and probate venue follows the decedent's actual address, not the city's mailing name. Confirming the correct county court early avoids filing in the wrong jurisdiction, which can add real delay to an otherwise straightforward sale.
Should I make repairs before listing an inherited home?
Sometimes, but not always. Some repairs — clearing out personal belongings, basic cleaning, addressing safety issues — usually pay for themselves in buyer interest. Larger cosmetic updates often don't, especially if the estate needs to close quickly. A local agent can tell you which repairs are worth the estate's money and which aren't.
What if the executor lives out of state?
It's common and manageable with the right local support. An out-of-state executor needs someone handling property access, prep and repair coordination, and showings in person, plus attention to details like vacant-home insurance coverage and verified wire instructions at closing, since remote closings are a target for wire fraud. Distance shouldn't add delay if the process is set up correctly from the start.
Ready to Talk Through Your Probate or Estate Sale?
Call: 713-598-1889
Email: katie@mkatgroup.com
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Katie Curran | REALTOR®, AI-Certified | Guiding executors and heirs through probate and estate sales across Katy, Fulshear, Richmond, Cypress, and Brookshire, TX for 6 years | Last Updated: September 2026
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Email: katie@mkatgroup.com
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