Inherited Property Experts
The Kansas City metro spans two states with very different probate laws. Missouri's judicial process takes 9-12 months. Kansas allows unsupervised administration in as few as 4-6 months. Either way, we help heirs sell inherited homes for cash — no repairs, no agent commissions, no waiting on the MLS.
Ernest Dodson has helped 100+ Kansas City families navigate probate property sales across all five metro counties. We work with your probate attorney, handle the paperwork, and close on your timeline.
No obligation. We handle the complexity.
Two states, two very different processes. Here's what heirs need to know.
Judicial Process
9-12 months typical
Unsupervised Administration
4-6 months typical
Select your county for court details, timelines, and local probate guidance.
When you're managing an estate, time is money. Here's how a cash sale compares to listing on the MLS.
| Cash SaleSaving KC | Traditional MLS | |
|---|---|---|
| Timeline to Close | 14 days | 48-71 days (2026 KC avg) |
| Agent Commissions | $0 | 5-6% of sale price |
| Closing Costs to Seller | $0 — we pay all | $3,000-$8,000 typical |
| Repairs Required | None — we buy as-is | Buyers request $5K-$30K+ |
| Showings / Open Houses | 1 private walkthrough | 20-50 showings over months |
| Financing Fall-Through Risk | Zero — cash in hand | 15-20% of deals collapse |
| Back Taxes / Liens | We cover at closing | Seller pays (Jackson Co: $8-10/$100) |
| KC Earnings Tax (E-Tax) | We handle it | Seller responsibility |
| Certainty of Close | Guaranteed — we never back out | No guarantee until closing day |
Probate is the legal process of settling a deceased person's estate, including transferring ownership of real property. In the Kansas City metro, probate is required before an inherited home can be sold unless the property was held in a trust or joint tenancy with right of survivorship. The process differs significantly between the Missouri side (Jackson, Clay, Platte counties) and the Kansas side (Wyandotte, Johnson counties).
On the Missouri side (Jackson, Clay, and Platte counties), probate typically takes 9-12 months because Missouri requires judicial oversight. On the Kansas side (Wyandotte and Johnson counties), probate usually takes 4-6 months thanks to the option for unsupervised administration. In both cases, a cash sale during probate can put money in heirs' hands months sooner than waiting for probate to close and listing on the MLS.
Yes. Once the court issues Letters Testamentary and appoints a personal representative (or executor in Kansas), you can sell real property. In Missouri, you need court approval for each sale. In Kansas under unsupervised administration, no additional court approval is needed. Either way, a cash buyer can close quickly once you have legal authority.
Neither Missouri nor Kansas legally requires an attorney for probate, but the process is complex enough that most personal representatives hire one. We work with probate attorneys across all five metro counties and can provide referrals. A good probate attorney typically costs $2,000-$8,000 depending on estate complexity.
Probate costs vary by county and estate complexity. In Missouri counties (Jackson, Clay, Platte), expect $2,000-$8,000 total including filing fees, attorney fees, appraisals, and publication notices. In Kansas counties (Wyandotte, Johnson), costs are generally lower at $1,500-$6,000 due to the shorter timeline and simplified process. On top of legal costs, carrying costs for the property (taxes, insurance, maintenance) add $300-$1,000+ per month.
The biggest difference is that Missouri uses a judicial probate system requiring court oversight for all real property sales, which takes 9-12 months. Kansas allows unsupervised administration for most estates, meaning the executor can sell property without individual court approval, and the process takes just 4-6 months. Kansas also has a shorter creditor claim period (4 months vs. 6 months in Missouri).
Get a no-obligation cash offer in 24 hours. We handle the complexity of probate so you don't have to.