Not just a Cash Home Buyer
From “What Do We Do With This House?” to “It’s Finally Sold.”
A straightforward sale when probate is already stressful enough.
Maybe it’s Grandma’s house in Gainesville — full of memories, family gatherings, and a lifetime of stories. Now, while you’re grieving, it’s one more thing you have to figure out what to do.
Maybe it’s your parents’ house. The closets still full of their things, the kitchen where Sunday dinners were made, the little notes and reminders of a life well lived. Letting go is hard enough — the last thing you need is the stress of figuring out what to do with it.
Or maybe it’s a property in Cherokee County that’s still tied up in probate — a house nobody wants to deal with and nobody has time to fix.
However it landed on you, we’ll make a straightforward CASH OFFER, work around however many heirs are on the deed, and let you pick the closing date — often 7 to 21 days out, sometimes longer if the estate needs it.
GA counties, one probate court each
Typical days to closing
Out of pocket for repairs or fees
Walkthrough required to start
What People Say About Arbor View Properties
“From start to finish, they were open, honest, and wonderful. It was a very easy experience.”
— Deborah
“I’ve been in finance for 40 years—you just get a feel for people, and I knew Brad was the guy I wanted to deal with. I’m happy we did the deal.”
— Bill
“Everybody was so professional. We got the job done with no muss, no fuss—and my children and I are very happy.”
— Carol
To start, simply fill out our short information form on this site or give us a call at 404-977-4765. We will present you with the highest cash offer possible within 24 hours.
Tell us about your house. We’ll get started today analyzing your property.
We’ll make you a fair offer based on the market value and condition with no obligation.
Choose the day you’d like to close and pick up your check. It’s that easy!
Not Just Any State
How you sell an inherited house here depends on Georgia’s probate structure, its succession laws, and its closing requirements. None of that is optional, so we build our process around it.
Every county, from Fulton county down to the smallest populated counties in Georgia, They all operate slightly different. We’ve worked in dozens of them.ll active.
Georgia is one of the few states where a licensed attorney, not just a title company, must handle the closing. That’s a legal review built into every transaction — and we pick up the standard closing attorney fee on our end.
Want to sell your house fast in , Georgia? We buy houses as-is! No agents, no fees, no repairs, and it’s completely FREE!
Learn how our home buying process works →
We believe selling a house in should be fast, and hassle-free.
If you’re interested in selling your house in , Georgia, we can buy your house with a fair all-cash offer.
We work on your schedule, and best of all, when you sell to us, you sell it as-is.
Walk away without doing any repairs. We’ll even clean out the property for you. It’s that easy.
Odds are we’ve bought a house in this situation
Probate still open
We can contract now and set closing once the court grants authority to sell.
We’ll buy one heir’s share or work with the whole family — no partition auction needed.
Taxes or a lien on the property
County back taxes are typically paid straight out of closing proceeds.
Storm, fire, or foundation damage
Sell it exactly as it stands — no contractor estimates required first.
Take what matters to you and leave the rest. Cleanout is our problem.
Renters currently in the house
We can close with a tenant in place and take over the lease.
If you’ve inherited a house in Georgia, one of the first questions you’ll probably ask is: Can I sell it before probate is finished?
The short answer is usually no—but the real answer depends on where you are in the probate process.
Before you rely on Zillow or compare it to your neighbor’s sale, there are several factors that can dramatically change your home’s value.
Learn how appraisals, repairs, market conditions, and cash offers all play a role in determining what your inherited property is actually worth.
If you inherited a house, should you fix it up before selling?
Not always. Renovating an inherited property can help you get more money—but it can also turn into a much bigger project than you expected.
In this article, Brad breaks down the real costs of repairs, permits, contractors, time, and unexpected problems, and explains when selling an inherited house as-is might actually make more sense.
There are three options when selling a house or property inGeorgia:
List your house on the market with a real estate agent:
From listing to cash in hand is usually 45 to 90+ days, plus you must deal with the hassles of open houses, commissions, appraisals, and financing falling through at the last minute.
Sell the house yourself (FSBO):
You’re doing all the work an agent would do to save money on selling expenses, but it costs you a lot of time and stress.
Sell for cash to Arbor View Properties:
Avoid the hassles of listing on the market, pick your closing date, and don’t bother with cleaning up or repairs. There is no obligation to see how much we can pay, and we LOVE the most difficult situations agents or other real estate investors won’t touch.
Get started by submitting your property information below. We can close whenever YOU choose to close – it’s entirely up to you! It doesn’t matter the condition; we’ll take care of it all. And, because we buy houses for cash, you don’t have to worry about your buyer getting financing; we can close in as little as seven days.
Or Give Us A Call Now At 404-977-4765
Is there a solution to skip the uncertainty and lengthy process of a traditional home sale? Yes, there is! Sell directly to Arbor View Properties. We buy houses directly from homeowners for cash. Sell your house fast and without having to pay an agent’s commission.
When we buy your house with our local Cash Home Buyer program…
No commissions (and we’ll pay closing costs!) – Our profit comes from fixing up your house and going through the hassle of selling it ourselves.
Fully confidential – Don’t share your information with agents or buyers, or the world on the MLS. Our process is entirely private and discreet.
When we say “we buy houses as-is,” we mean it. Does your house need repairs you don’t want to make? Great! We’ll do the repairs for you.
We deal with repairs ourselves when we buy your house. We fix everything from leaking roofs to doing complete remodels.
We’re ready to buy right now! Unlike selling through an agent, you don’t have to wait to see if the buyer can get financing.
We’ll clean the house – You never have to worry about cleaning it up for daily showings and open houses.
FREQUENTLY ASKED QUESTIONS
It depends on how you plan to sell. Listing on the open market often means repairs pay off, since buyers using a mortgage typically expect a move-in-ready home and an appraiser may require fixes before a loan closes. Selling to a cash buyer flips that math: repairs, cleanout, and permits cost time and money up front, and none of it is required to close. For most heirs juggling probate, distance, or a house needing more than cosmetic work, skipping repairs and taking a cash offer nets a comparable or better outcome once you factor in months of holding costs, taxes, insurance, and utilities on a vacant property.
Will selling trigger capital gains tax?
For most heirs, less tax than they expect. The property’s cost basis generally “steps up” to its fair market value on the date the previous owner died, so any capital gains tax applies only to appreciation after that date, not the full sale price. Georgia does not levy a separate state inheritance or estate tax on top of that. This is general information, not tax advice — run your specific numbers by a CPA or estate attorney before you sell.
Back county property taxes, an HOA lien, or a pending tax deed sale can typically be paid directly out of the closing proceeds by the closing attorney, rather than requiring money from the heirs up front. Any known liens are simply factored into the offer, so the number you’re quoted is close to the number you actually walk away with.
What happens if a will isn’t valid in Georgia?
If a will isn’t considered valid, the estate may have to go through the administration process, and additional probate steps may be required. If the will is being challenged because of issues such as duress or forgery, probate litigation may also be involved. It’s important to consult a qualified probate attorney about your specific situation.
What happens if someone dies without a will in Georgia?
When someone dies without a will in Georgia, they are considered to have died intestate, and their estate must follow Georgia’s intestate succession laws. The court determines the legal heirs, and the estate generally goes through an administration process. Depending on the family situation, multiple relatives may be involved, which can make the probate process more complicated.
Selling To Arbor View Properties vs. Listing With A Local Real Estate Agent
If you decide to LIST, Brad Woodall is a Licensed Real Estate Agent in the state of Georgia, so he can help you sell traditionally.
His license number is 375415 and he hangs his License with OneSource Real Estate in Woodstock GA.
We buy properties from owners like you, in all situations. From divorce, foreclosure, death of a family member, burdensome rental property, and other situations. We buy houses for cash in Georgia.
Sometimes, homeowners have lives too busy to take the time to do all the things typically needed to prepare a house to sell on the market. If that describes you, tell us about the property you’d like to sell. We can help you sell your home quickly and for cash.
If you don’t want to put up with the hassle of owning that house any longer but the hassle and time-consuming expense of selling your property the traditional way is just too much, contact us today. Once you let us know about the property you’d like to be rid of, you could have a fair, no-obligation, all-cash offer in 24 hours and close in 7 days!
We buy houses in Metro Atlanta and all surrounding areas in Georgia. If you need to sell your house fast, we promise to make you a fair, no-obligation, no-hassle offer. Take it or leave it. You’ve got nothing to lose.
Still have questions? Calling us could be the best decision you make all week! 🙂 404-977-4765
About Brad Woodall
Brad Woodall is a Georgia real estate investor and the founder of Arbor View Home Buyers. After years of helping families navigate inherited properties and probate, Brad has developed deep, practical knowledge of the probate process and the challenges that come with selling an inherited home.
He takes a straightforward, compassionate approach to real estate, helping homeowners understand their options and make informed decisions—without the pressure or hassle of a traditional home sale.
Funny enough, I never set out to become the “probate guy.”
After helping so many families through inherited house sales, something started happening—other investors, real estate agents, attorneys, and even estate professionals began calling me whenever a probate property landed on their desk.
Whether it was multiple heirs, an out-of-state executor, a house full of belongings, or a family trying to navigate a difficult situation, they knew I’d probably seen it before.
After enough of those calls, people started calling me “The Probate House Guy.”
And then… it just stuck.
