What Happens After You File Probate for a Property in DFW?

By David Pannell

David Pannell is the Managing Broker and founder of Cities Real Estate, a forward-thinking brokerage based in Fort Worth, Texas. A licensed Realtor since 2005 and a broker since 2010, David is known for his expertise in helping families sell homes quickly, especially those navigating the complexities of probate and inherited property.

You just filed a probate to sell a property, and now you’re wondering: Now what?

The wait can be anywhere from 30 days to almost ten months in Dallas County. That doesn’t mean you sit still. There are important things you can do right now to protect the home and prepare for the sale.

Why the first 30 days are critical. The first month after filing probate is a critical window. If you’re inheriting the property, or if there are other heirs, they’ll expect you to be doing something. Even though you’re waiting for the letters of testamentary or administration, you can get started.

As we used to say in the Marine Corps: Hurry up and wait. Move quickly on what you can, then let the court process take its time. Here’s what you can do within the 30-day waiting period:

1. Secure the property. Probate filings are public record. That means your name and the property are visible to anyone. Expect phone calls, letters, and even people knocking on the door.

The first thing you should do is to secure the house. Change the locks so you have one key that works for the front and back doors. Add combo locks for gates or pool fences. If you’re out of state, consider giving a trusted realtor or investor a key so they can check in on the property.

2. Update insurance. If the deceased had insurance while living in the property, that coverage may not apply now that the house is vacant. Call the insurance company right away and let them know the home is empty. This way, if something happens, a fire or a claim, you’re covered.

3. Gather documents and make an inventory. Don’t wait until the last minute to track down paperwork. Look for surveys, utility bills, warranties, and receipts for newer appliances. Start an inventory list of what’s inside the property. This helps with probate requirements and keeps heirs informed about what’s there.

4. Manage utilities and upkeep. Keep the lights and water on. If utilities stay off too long, some cities in Dallas-Fort Worth can even condemn the home. Either transfer the accounts into your name or make sure they’re paid. Also, mow the yard and winterize the property to help keep the house off the city’s lien list.

5. Stay on top of taxes and dues. The most common problem with inherited properties includes unpaid taxes. During long probate delays, those bills can add up fast, sometimes thousands of dollars. Keep track of mortgage payments, HOA dues, and especially property taxes. Falling behind will only make things harder when it’s time to sell.

You might find it challenging to wait, but be cautious of quick cash offers. When you’re in probate, investors and buyers will contact you nonstop with offers. Some are legitimate, some aren’t.

Remember: you don’t have a “problem” that needs fixing, you just have a wait problem. Take your time, make sure any buyer is qualified and preferably local, and don’t feel rushed.

Probate doesn’t have to be painful. The waiting period is your chance to get ahead. If you need some guidance, I created a free guide called “My First 30-Day Probate Action Plan.” It’s a checklist that walks you through these steps so nothing falls through the cracks.

For more information about probate, you can listen to our podcast: Estate Sales Tips & Tricks, and

If you’re in Dallas-Fort Worth and need help, reach out anytime. I can connect you with trusted attorneys, estate planners, or handymen. You can contact me at (817) 797-9047 or david@citiesrealestate.com. You don’t have to go through probate alone.