The Waco real estate market has normalized. With homes sitting 70+ days, vacant property risks rising, and new 2026 landlord laws looming, here's your guide to selling inherited property.
We understand this might be a difficult time. Get a compassionate consultation and fair cash offer.
Looking for a step-by-step guide? Read our complete resource page for Selling Inherited Property in Texas (With or Without Probate).
The Waco real estate market has normalized. The days of putting a "Coming Soon" sign in the yard and getting 10 offers are over. In late 2025, homes in Waco, Woodway, and Hewitt are sitting on the market for an average of 70+ days.
If you've inherited a property in the area, this market shift directly impacts your selling strategy and timeline.
After the 2020-2022 boom, Waco's real estate market has returned to pre-pandemic patterns. Higher interest rates and increased inventory mean buyers have choices—and they're taking their time.
These areas remain desirable, but buyers have become picky. They expect updated interiors—granite countertops, modern fixtures, and move-in ready conditions.
Inherited home challenge: Most estates haven't been updated since the 1990s or early 2000s.
These historic areas are seeing slower flips due to high interest rates. Investors who drove the market are pulling back.
Reality check: That charming 1920s bungalow might need $75k in renovations to compete.
Growing suburbs with good schools, but new construction is providing heavy competition for older homes.
The challenge: Why buy a 30-year-old house when new builds are available nearby?
Inherited homes often sit vacant during probate. In 2025 Waco, this creates serious risks:
When you inherit a house in Waco, you essentially have three paths forward:
✅ Good if:
❌ Challenges:
✅ Good if:
❌ Reality check:
✅ The simplest path when:
💡 Benefits:
You'll need some form of legal authority to sell. Here's what works in McLennan County:
No will? This bypasses probate. We work with title companies who specialize in these.
Have a will + no debts? This simplified process is quick.
Standard probate (6-12 months) with minimal court oversight.
Court supervises everything. Slowest option (12-24+ months).
Good news: When you inherit property, you get a "stepped-up basis" to the current market value. This means you only pay taxes on appreciation after the date of death, not on decades of growth.
Parents bought: $50,000 (1985)
Value at death: $250,000 (2025)
You sell for: $250,000
Your capital gains: $0
Selling quickly after inheriting minimizes taxable gains.
In today's 70+ day market, a cash offer provides certainty that traditional sales can't match:
| Traditional Sale | Cash Offer to Dabney |
|---|---|
| 70+ days on market | Close in 7-14 days |
| $15k-30k in repairs needed | Sell as-is, no repairs |
| 6% realtor commission | Zero commission or fees |
| Multiple showings & open houses | One visit, done |
| Buyer financing can fall through | Guaranteed cash closing |
Whether your inherited house is in Woodway, Hewitt, or central Waco, we'll make a fair cash offer. No obligations, no pressure.
If selling fast is your priority, request a no-obligation offer and we can typically respond within 24 hours.
We've helped dozens of Texas families through difficult property situations with compassion and fairness.
Learn about selling your Waco property quickly for cash—no fees, no repairs, close in as little as 7 days.
Read moreInherited vacant land? Learn about utilities, zoning, and why land takes 6-18 months to sell traditionally.
Read more