Losing a loved one is hard enough. Handling their home and belongings on top of everything can feel overwhelming, especially if you live out of town. If you are managing an estate in Northwest Hills, you can take clear, practical steps to protect the property, follow Travis County rules, and move the process forward with less stress. This guide walks you through the legal basics, the on-the-ground plan for the house and personal property, local donation and disposal options, timelines, and common pitfalls to avoid. Let’s dive in.
Confirm legal authority first
Before you sell the home or give away items, confirm who has the authority to act for the estate. In Travis County, the named executor or a court-appointed administrator will receive official “letters” that outline their powers. The best place to start is the Travis County Clerk’s Probate Division for procedures, forms, and contact information. You can also review local guidance from the Travis County Probate Court if a sale may require court approval.
Understand your probate path
Your authority and speed to sell often depend on the type of administration. In Texas, independent administration gives the personal representative broader power to collect assets, pay debts, and sell property with limited court supervision. Dependent administration usually requires court approval for many actions. The Texas State Law Library’s executor guide explains these choices in plain language.
Some estates can use a “muniment of title,” which is a faster route to transfer real property when certain conditions are met. Ask your probate attorney if the estate qualifies. If it does, you may shorten your real-property timeline.
Gather letters and budget filing fees
If you are the executor or administrator, you will need your Letters Testamentary or Letters of Administration in hand before you sign contracts, list property, or transfer valuable items. Travis County provides current filing details. You can check the Clerk’s probate fee information to help you budget, then confirm exact amounts with the Clerk before you file.
Taxes you should keep in view
Texas does not levy a state inheritance or estate tax. Very large estates may have federal filing obligations. The IRS notes that for decedents in 2026, the basic exclusion is $15,000,000 per individual; see the IRS announcement for 2026 estate tax thresholds. Inherited assets usually receive a new tax basis equal to fair market value at the date of death, which affects capital gains if you sell. For details on basis and reporting, review IRS Publication 559 and coordinate with a CPA.
Secure the Northwest Hills property fast
Once you confirm authority, protect the home. Rekey locks, verify insurance coverage, and set a simple maintenance plan for lawn care and exterior upkeep. Keep utilities on to prevent damage and to make future showings easier. Document the interior and exterior with time-stamped photos so you have a clear record of condition.
If anyone is living in the home, coordinate changes carefully and confirm any tenant or homestead protections that apply. If the property is part of an HOA, review covenants before placing signs, setting a dumpster, or scheduling exterior repairs. Early, respectful communication avoids delays and keeps curb appeal strong.
Map your plan for personal property
Estate management usually has two tracks: the real estate (the house) and the personal property (furniture, art, collectibles, tools). Treat them as related but separate projects with their own timelines.
Estate sale vs. auction vs. online
- Estate-sale company. They handle pricing, staging, staffing, point-of-sale, and often manage leftover items. Contracts may charge a percentage of gross sales, a flat fee, or a hybrid. Insist on a written agreement that spells out fees, insurance, and how unsold items are handled.
- Auction house. Good for high-value collections or when competitive bidding may produce stronger results.
- Online or consignment. Useful for branded furniture, electronics, or specialty collectibles with niche demand.
Get two or three written bids with clear estimates of net proceeds after fees. Ask about staffing, security, payment handling, and cleanup of unsold items.
Donations and bulky pickup in Austin
Not everything is worth selling. Many Austin organizations accept furniture and household items and can provide receipts for the estate’s records. For a quick overview, see this roundup of Austin charities that offer furniture pickup. The City also supports reuse and on-demand bulky-item service for residents. Learn about Austin Resource Recovery’s on-demand bulky pickup so you can schedule pickups and avoid illegal dumping or fines.
Tip: Keep donation receipts. Your attorney or CPA may need them for the estate’s accounting.
Get everything in writing
Use a simple, shared folder for the estate: inventory with photos, vendor bids, signed contracts, donation receipts, appraisals, and bank statements for any estate accounts. Written records help prevent disputes and make accounting easier.
Prep and sell the house, locally
When you are ready to sell, lean on a local agent who understands Northwest Hills and Travis County probate timelines. If you are out of town, a hands-on listing partner can coordinate access, meet vendors, and move the sale forward while keeping you informed.
As-is or light improvements?
Decide early whether to sell as-is or invest in light updates that may raise your net. In many estate sales, modest cleaning, decluttering, yard care, and basic repairs are enough to improve presentation. A local agent can show you comparable sales and help you pick a plan that balances time and return.
Utilities, cleanouts, and HOA logistics
Keep electricity and water on for inspections and showings. Plan a deep clean once large items are removed. If the property is in an HOA, ask about sign rules, parking during sale days, and any exterior repair approvals. Clear rules up front make the sale smoother.
Title, closing, and property taxes
If the estate is under independent administration and the letters give power of sale, the executor can usually proceed with fewer court steps. Dependent administration often requires a court order. Confirm the process with the probate attorney and review local practice with the Travis County Probate Court.
At closing, verify deed preparation, recording, and property tax proration. Homestead and exemption issues can affect tax handling for an inherited homestead. The Travis Central Appraisal District homestead exemptions page explains documentation and timing, including guidance for heirs.
Realistic timeline and budget
Every estate is different, but a simple plan keeps you on track:
- Probate timeline. If the will allows independent administration and there are no disputes, many tasks can move forward without repeated hearings. In less complicated cases, a full probate can run several months to a year. Check current expectations with the Travis County Probate Court.
- Estate sale schedule. Most on-site estate sales take two to four days after one to two weeks of prep and pricing. Auctions may be faster if inventory is ready.
- Costs to expect. Filing fees, attorney fees, appraisals for high-value items, estate-sale or auction fees, moving or hauling, cleaning and repairs, possible HOA fees, property-tax proration, and standard closing costs. Get written estimates before you commit.
Common pitfalls to avoid
- Selling or giving away assets before you have legal authority.
- Relying on verbal quotes from estate-sale firms or haulers. Get written contracts that specify fees, insurance, and how unsold items are handled.
- Skipping appraisals for art, jewelry, coins, or collectibles that could materially affect estate value and tax reporting.
- Forgetting to collect donation receipts for the estate’s records.
- Assuming homestead or tax exemptions transfer automatically without filing with TCAD.
Quick checklist for out-of-town executors
- Confirm authority and obtain Letters Testamentary or Administration. The Travis County Clerk’s Probate Division is your first stop for procedures and filings.
- Secure the property: rekey locks, verify insurance, set lawn care, and keep utilities on.
- Photograph and inventory the home. Flag high-value items for appraisal.
- Review local timing and court practices with the Travis County Probate Court. Ask your attorney how administration type affects a sale.
- Choose a personal property plan: estate sale, auction, or consignment. Get two to three bids in writing.
- Line up donation or bulky pickup. See Austin Resource Recovery’s on-demand bulky pickup and Austin charities that offer furniture pickup.
- Interview a local listing agent to coordinate vendors, access, staging, and showings.
- Track contracts, receipts, and bank statements in one shared folder. Consult a CPA for basis and reporting using IRS Publication 559.
You do not have to do this alone
An estate sale in Northwest Hills calls for steady guidance, clear communication, and local, trusted help. With hands-on coordination, a focused plan, and the right team, you can honor your loved one’s wishes and complete the sale with confidence. If you would like a calm, step-by-step partner to coordinate vendors, prep the home, and guide pricing and timing, reach out to Roxanne Escobedo to schedule a confidential consultation.
FAQs
When can I list an inherited house in Travis County probate?
- You can list and sell only after you confirm legal authority through Letters Testamentary or Administration, or by court order. Start with the Travis County Clerk’s Probate Division and your attorney to verify your specific authority.
Do heirs owe Texas inheritance tax on an estate in Austin?
- No. Texas does not impose a state inheritance or estate tax, but very large estates may have federal filing obligations. See the IRS announcement for 2026 estate tax thresholds and consult a CPA.
How long does a homestead exemption transfer take for an heir in Travis County?
- TCAD notes applications may be processed within about 90 days in some cases. Review documentation needs on the Travis Central Appraisal District homestead exemptions page.
Where can we donate leftover furniture from an estate in Northwest Hills?
- Several Austin nonprofits and ReStores offer pickups for furniture and household goods. See this roundup of Austin charities that offer furniture pickup and request receipts for the estate’s records.
