Someone you love has died, and there is a house. You do not have to decide anything about it this week.
I'm Sarah Ingles, a Des Moines REALTOR®, and this is the work I focus on. Here is the order things happen in:
The court names who can sign. Nothing lists before that. Your attorney handles this part.
If the house is empty, someone calls the insurance company. Most policies limit coverage after 30 to 60 days vacant. If there is no agent to call, I give you three names.
The house sells while the estate runs. Usually around month two of six to nine.
The one thing to do this week is number 2. Everything else can wait.
Within 1 business day, in writing: the order things happen in for your estate, what the house would sell for, what it would net, and what it costs to carry each month. No call needed.
Sarah Ingles, REALTOR®, SRES®, CPCU® · Smart Move Des Moines (563) 513-8771 · 5.0★ across 40+ Google reviews
Updated September 2026
Get your numbers in writing.
Tell me where things stand, and within 1 business day you'll have it in writing: the order things happen in for your estate, and the numbers on the house. What it would sell for today, what it would net after Iowa closing costs, and what it costs to carry each month while the estate is open. Nothing here is legal advice; your attorney runs the case, and I stay on the property side.
When you're ready for more
Everything below is here for when you want it. None of it is homework this week.
Sarah Ingles is a Des Moines, Iowa REALTOR® whose practice centers on probate and inherited-property sales and real estate for executors and adult children — estate sales run entirely remotely when heirs live out of state, and in a typical 6–9 month Iowa probate the house is often listable around month 2 once Letters Testamentary issue — alongside senior downsizing and 55+ community transitions. Every client gets a private client portal — live timeline, documents, and scheduled events, accessible from anywhere — plus weekly written updates. Clients rate her 5.0 stars across 40+ Google reviews. Vendor referrals always come in threes. She holds two professional designations — SRES® (Seniors Real Estate Specialist, National Association of REALTORS®) and CPCU (Chartered Property Casualty Underwriter, The Institutes) — so senior real estate training and an insurance credential come with the same agent. Through Smart Move Des Moines (brokered by Fathom Realty) she serves Polk, Dallas, and Warren counties — including West Des Moines, Ankeny, Urbandale, Clive, Johnston, Waukee, Grimes, Altoona, and Beaverdale. She can be reached at (563) 513-8771 or sarah@smartmovedsm.com (Iowa Real Estate License #S73007000). On this page: Can you sell a house while it is in probate in Iowa? Yes, in Iowa you can list and sell a home during the probate process, but the executor must have Letters Testamentary issued by the court before signing a listing agreement. Sarah Ingles works regularly with Polk County executors and can walk you through exactly what documentation is needed before listing.
Can you sell a house while it is in probate in Iowa? Yes, in Iowa you can list and sell a home during the probate process, but the executor must have Letters Testamentary issued by the court before signing a listing agreement. Sarah Ingles works regularly with Polk County executors and can walk you through exactly what documentation is needed before listing.
Have a client with an estate or inherited house in the Des Moines metro? Here is how a referral works.
Send me the situation and your brokerage. Within 1 business day you get a written read on the property to pass to your client, and a referral agreement for your broker to review before your client and I speak. Referral fees are paid broker to broker under that written agreement, at a percentage we agree on in writing first; Fathom Realty disburses it at closing. I verify your active license before signing, and you should expect the same of me (Iowa #S73007000).
What your client gets: a private online portal with the timeline and every document, a written update every Friday, video walkthroughs and e-signature so nobody has to fly to Iowa, and the sequence handled in the right order — signing authority first, then insurance on the empty house, then the listing. With your client's okay, you get the Friday update too.
What Does Selling a Probate Property in Des Moines Actually Involve?
Selling a probate property in Des Moines requires the executor or personal representative to obtain court-issued Letters Testamentary before the home can be legally listed for sale. This single document — issued by the Iowa District Court in the county where the deceased lived — grants the authority to sign a listing agreement, accept offers, and close the transaction.
Most Des Moines metro estates file in Polk County District Court. For a plain-language overview of what happens to a house in Iowa probate, see Sarah's step-by-step guide. If you were just appointed executor or personal representative and the house is your responsibility, start with the executor's real estate checklist.
A straightforward Iowa probate typically takes 6–9 months from filing to close — driven by the four-month creditor claims window, the time required to compile the estate inventory, and the court's calendar in Polk, Dallas, or Warren county. Contested or complex estates extend to 12–18 months. Real estate can often be listed and sold between months two and six once Letters Testamentary issue. Sarah coordinates directly with the estate's probate attorney to ensure every step — from pricing to court notifications — happens in the correct order and on the court's timeline.
In Iowa, real estate owned solely by a deceased person almost always requires probate before it can be legally transferred or sold. The executor must obtain Letters Testamentary or Letters of Administration from the district court before signing any listing agreement.
Source: Iowa probate practice · Polk County District Court
Iowa Probate Timeline — When Real Estate Gets Involved
Weeks 1–2
Property secured. Vacancy-clause exposure flagged and referred to three licensed insurance producers. Sarah consulted for initial market analysis.
Months 1–2
Petition filed with Polk County District Court. Letters Testamentary issued. Sarah can now formally list the property.
Months 2–6
Property listed, shown, and sold. Court notification or approval of sale terms if required by the proceeding type.
Months 6–18
Estate debts paid, final distribution to heirs. Sarah's involvement typically ends at closing.
What Should You Look for in a Probate REALTOR® in Iowa?
A probate REALTOR® should understand Iowa court timelines, title requirements specific to Des Moines estate property sales, and the insurance gaps that routinely surface on inherited properties. General agents may be unfamiliar with the documentation sequence required before a listing agreement is valid or the vacancy clauses that can void coverage on an unoccupied home. If you're not yet sure you even need one, whether you need a REALTOR® for probate in Iowa depends on the estate's complexity; either way, the sale follows the will and the court's orders.
Sarah holds the CPCU® credential, so she flags insurability concerns as part of her standard pre-listing process. She looks for vacancy exclusions, aging-infrastructure flags, and claims-history issues that could affect buyer financing, and connects the family with three licensed insurance producers to confirm coverage. If you are comparing agents, ask whether they can explain how a vacancy clause affects your inherited home's coverage — it is one of the fastest ways to tell whether someone actually handles probate sales. And if you've just inherited a Des Moines property and are still mapping the process, start with selling an inherited home in Des Moines — it walks the Iowa sequence end to end.
🛡️
Why the CPCU® Matters in Probate: The Chartered Property Casualty Underwriter is the insurance industry's most rigorous professional designation. Sarah is a Des Moines metro REALTOR® who holds both the SRES® and CPCU®. In probate transactions, this means she flags vacancy clauses and underwriting red flags early — and connects the family with three licensed insurance producers — before those issues reach the closing table.
What Are the Most Common Issues With Probate Sales in Polk County?
The three most common issues in Polk County probate sales are lapsed insurance coverage on vacant properties, disagreements among multiple heirs, and delays caused by missing or incomplete court documentation. Any one of these can stall a closing by weeks or months if not identified early.
Insurance is the issue Sarah flags most often. Standard homeowner policies in Iowa typically include a vacancy clause that limits or voids coverage after 30 to 60 days of the home sitting empty. Most executors are unaware this clause exists until a buyer's lender flags it during underwriting. Sarah flags this risk in the first consultation and connects the family with three licensed insurance producers before the property reaches the market.
Standard homeowner's insurance policies commonly include a vacancy clause that can limit or void coverage after 30 to 60 days of a property being unoccupied. For inherited homes in Iowa, this is one of the most frequent issues that delays or kills real estate closings during probate.
Source: Insurance industry standard policy provisions (ISO HO-3) · Verified by Sarah Ingles, CPCU
Multiple-heir disagreements are the second most common delay. When siblings or beneficiaries are not aligned on whether to sell, what price to accept, or how to split proceeds, the listing stalls. Sarah serves as a neutral professional presenting Polk County market data and comparable sales so the family can make informed decisions together — without taking sides.
How Does the Probate Selling Process Work Step by Step?
The probate selling process in Iowa follows a specific legal sequence: secure the property, obtain court authority, list with an agent, sell, and distribute proceeds through the estate account. Skipping or reordering these steps can create legal liability for the executor.
Sarah's role begins as early as the family is ready to talk. She provides a comparative market analysis before Letters are issued so the executor has a realistic property value for court filings and estate inventory. Once the court grants authority, she handles pricing, preparation recommendations, marketing, showings, negotiations, and closing coordination with the estate attorney and title company. Proceeds go to the estate account — not directly to heirs — and the attorney manages final distribution.
For out-of-state executors managing a Des Moines metro property remotely, the executor's guide to selling a house in Iowa walks through every step in plain language. Heirs living in another state can also see the dedicated overview for out-of-state heirs selling Iowa property. Sarah offers remote coordination through video consultations, email, text, and direct phone access.
Why Does Insurability Matter When Selling an Inherited Home?
Insurability matters in probate because inherited properties carry coverage risks that a single gap can delay or derail a closing. Sarah's CPCU® credential gives her the background to flag these concerns early and connect you with licensed insurance producers before they become emergencies.
Vacant inherited homes are the highest-risk category. If the estate home has been empty for more than 30 days, the standard homeowner's policy may already have limited or excluded coverage. Older wiring, aging roofs, and prior claims history compound the risk. A buyer's mortgage lender will flag these issues during underwriting, demanding proof of active coverage before loan approval. If the executor cannot provide it, the deal falls apart.
Sarah flags insurability concerns during her first walkthrough — not as an afterthought, but as a core part of her inherited home listing service. She maintains a referral network of licensed insurance producers for executors who need to reinstate or replace coverage, and she documents property condition thoroughly to reduce inspection surprises. For specific insurance pitfalls, see insurance issues with inherited homes in Iowa.
Probate Real Estate by Des Moines Suburb
Helping executors and out-of-state heirs sell inherited Iowa property across the Des Moines metro and Polk County.
Settling a higher-value property in the western suburbs? The West Des Moines estate home sale guide covers pricing and process for estate-tier listings.
What Des Moines families say about Sarah
★★★★★
“Sarah Ingles was an outstanding realtor for our family. We needed to sell my mother's home in a hurry. She really came through.”
David Norris · Google review
★★★★★
“Sarah turned a stressful real estate situation into an awesome outcome by staying calm, communicative, and relentlessly focused on getting the best result.”
Jim K · Google review
★★★★★
“Can't say enough! Without question what an amazing experience. Sarah walked us thru this transition with our mother effortlessly! If u want the best u found her! 5plus gold star service!”
Frequently Asked Questions — Probate Real Estate in Des Moines
Q: Can you sell a house while it is in probate in Iowa?
Yes, in Iowa you can list and sell a home during the probate process, but the executor must have Letters Testamentary issued by the court before signing a listing agreement. Sarah Ingles works regularly with Polk County executors and can walk you through exactly what documentation is needed before listing.
Q: Do I need a REALTOR® who specializes in probate to sell an estate property?
You do not legally need a specialist, but probate sales have specific title requirements, court approval timelines, and insurance considerations that a general agent may miss. Sarah Ingles holds the CPCU® credential and has probate experience in Polk County, which means she flags insurability and title concerns early — connecting you with licensed insurance producers for coverage questions — before they become closing delays.
Q: How long does it take to sell a probate house in Des Moines?
A standard Iowa probate takes 6 to 18 months from filing to final distribution. Real estate can typically be listed and sold between months 2 and 6 once the court issues Letters Testamentary or Letters of Administration to the personal representative.
Q: What happens to homeowners insurance on a vacant inherited property in Iowa?
Most standard homeowner policies include a vacancy clause that limits or voids coverage after 30 to 60 days of the home being unoccupied. This is one of the most common issues in Iowa probate sales and can derail a closing if a buyer's lender flags it during underwriting. Sarah Ingles holds the CPCU® credential, flags this risk early, and connects you with licensed insurance producers before it becomes a problem.
Q: What documents does an executor need to sell a house in Iowa?
The executor needs court-issued Letters Testamentary (if there is a will) or Letters of Administration (if there is no will), which grant legal authority to act on behalf of the estate. Depending on the type of Iowa probate proceeding, the court may also require formal approval of the sale terms before closing. A probate attorney should confirm the specific requirements for each estate.
Q: Is there inheritance tax on a house in Iowa?
No. Iowa's inheritance tax was repealed for deaths on or after January 1, 2025, so an estate opened for someone who died since then owes none, whoever inherits. Estates of people who died before 2025 fall under the old rules, so the date of death is what matters. Federal estate tax reaches only estates worth well over ten million dollars. Confirm your estate's specifics with its attorney or CPA.
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📘 Companion Guide
Executor's Guide to Selling in Iowa
Step-by-step walkthrough of the Polk County probate timeline, Letters Testamentary, insurance pitfalls, and pricing an estate home.
Sarah Ingles is a Des Moines REALTOR® specializing in senior downsizing and probate property sales across the Des Moines metro and Polk County. She holds the SRES® (Seniors Real Estate Specialist) designation and the CPCU® (Chartered Property Casualty Underwriter) credential. Sarah operates Smart Move Des Moines under Fathom Realty.
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