Before You Start, Get the Full Picture

1.1 Identify who actually has authority to make decisions and sign — executor, administrator, trustee, surviving spouse, co-owners, beneficiaries. Don't assume the most vocal family member has authority. In Texas, approximately 67% of Americans die without an up-to-date will, meaning the court must determine authority through intestacy laws rather than a will's provisions.

1.2 Retain the professional core team early: estate attorney, real estate agent experienced with estate sales, title company, CPA, insurance agent, cleanout/estate-sale companies, appraiser, contractors. The executor should aim to assemble this team within the first 2 to 4 weeks of appointment.

1.3 Build a working file and realistic timeline: will, court filings, letters testamentary/administration, trust docs, deed, title policy, mortgage, taxes, HOA, insurance, utilities, surveys, repair invoices, leases. Create a master timeline with legal milestones, property-security tasks, cleanout deadlines, listing-prep steps, court/title dependencies, and carrying costs by month. Remember: the executor must file an Inventory, Appraisement, and List of Claims within 90 days of receiving Letters Testamentary.

2.1 Secure access immediately. Change or rekey locks, collect keys, locate garage remotes, verify alarm access, document who is allowed to enter. Reduce casual family traffic. A house with uncontrolled access is far more likely to suffer missing items, disputes, and insurance headaches.

2.2 Protect the critical paper trail and incoming mail. Gather deed records, mortgage mail, tax notices, insurance correspondence, HOA notices, utility bills, and contractor invoices. Forward or monitor mail. Open a simple tracking log. Missing mail can translate into missed premiums, tax penalties, HOA issues, or a delayed closing. In Texas, property tax penalties begin accruing at 1% per month on the first day of delinquency.

2.3 Preserve the home's physical condition and curb appeal from day one: mowing, edging, leaf removal, porch cleanup, pest control, pool service, HVAC checks, leak checks, and routine walkthroughs after storms. Vacant properties deteriorate faster than families think. Small maintenance neglect can quickly become buyer-facing condition stigma.

3.1 Determine whether the property is occupied, partially occupied, or vacant.

3.2 Confirm hazard and liability coverage immediately. Ask the insurance agent whether the current policy remains effective after death, whether vacancy endorsements or different coverage are needed.

3.3 Decide what stays on, what is reduced, and what is shut off.

4.1 Separate the real-estate plan from the contents plan.

4.2 Document the home room by room before anything moves.

4.3 Decide early what will be kept, sold, donated, discarded, or transferred.

5.1 Build a monthly burn-rate estimate.

5.2 Identify where the estate's operating cash will come from.

5.3 Document who paid what and why.

6.1 Confirm exactly how title is held.

6.2 Surface every debt tied to the property.

6.3 Hunt for hidden title defects before the house hits the market.

7.1 Decide whether the property will be sold strictly as-is or with selective preparation.

7.2 Separate safety and financeability issues from cosmetic issues.

7.3 Avoid the common trap of over-improving.

8.1 Analyze the property's true market position, not the family's memory of it. Estate-specific factors — deferred maintenance, probate status, and as-is condition — can reduce the expected sale price by 5% to 10% compared to comparable non-estate sales.

8.2 Account honestly for estate-specific discounts and friction. Properties sold strictly as-is typically sell for 15% to 25% below market value, but they carry less executor risk and sell faster.

8.3 Match the pricing strategy to the estate's real priority. The stepped-up tax basis under IRS § 1014 means the estate typically owes zero capital gains tax when selling during probate.

9.1 Be precise about what the estate knows and does not know.

9.2 Gather material facts from every reasonable source before listing.

9.3 Handle unknowns carefully and consistently.

10.1 Confirm the estate has the authority needed before going too far.

10.2 Coordinate the attorney, title company, and listing timeline.

10.3 Anticipate procedural slowdowns that affect deals.

11.1 Establish communication rules at the outset.

11.2 Resolve predictable conflict points before the listing goes live.

11.3 Keep a documented decision trail.

12.1 Prepare the property for controlled access.

12.2 Protect valuables, records, and privacy.

12.3 Plan showings around operational realities.

13.1 Evaluate offers based on probable net and probability of closing.

13.2 Scrutinize repair, inspection, and termination language.

13.3 Favor transaction structure that produces certainty.

14.1 Start the closing checklist early, not after you have a contract.

14.2 Make the move-out and possession plan painfully clear.

14.3 Confirm signers, wiring, and final funds flow.

15.1 Preserve a complete estate real-estate file after the sale.

15.2 Transition the estate from sale mode to wrap-up mode.