Fredo Hernandez
Probate, inherited, heirship & distressed property | Texas Gulf Coast | Gulf Alpha
I swim in both pools of on-market and off-market real estate focused on finding value add opportunities through solving people's problems.
If you've inherited a house, the first problem usually isn't the house.
It's that the deed is still in your mother's name. Or there are four of you and one won't return a call. Or the over-65 ceiling came off when she died and the tax bill is suddenly a different number. Or there's a law firm's name on the letters now. Or someone has been paying just enough to keep it quiet and nobody knows exactly what's owed.
That's the work. Probate and inherited property, and the distressed situations that grow out of it — tax delinquency, foreclosure, heirship, undivided interests among heirs who don't agree. Not a specialty inside a general practice. The whole practice.
I narrowed to it on purpose, and the reason is that it takes more than one skill set at once. What a house will actually sell for, and to whom. Whether title can even convey, who has to sign, and where a tax lien sits relative to a mortgage and an association claim. What repairs really cost and what the numbers support. Get one of those wrong and the advice is wrong, confidently — which happens constantly, and is expensive for the family it happens to.
You may also be wondering how I found you. County records — tax rolls, clerk filings, foreclosure postings. They're public, anyone can pull them, and I go through them systematically because that's the only way to reach people while the options are still open. By the time a house like this is listed, most of what could have been done is already off the table.
Before I tell anyone what I think they should do, I ask a lot of questions. Who the heirs are and whether any have died since. Whether an administration was ever opened, or the family has been operating on an affidavit. What is owed, to whom, and in what order. What is actually scheduled, versus what the letter says.
Sometimes the answer is a direct purchase on a short timeline. Sometimes it's a slower path that clears the title problem first and produces a materially better number. Sometimes it's that you shouldn't sell, in which case I'll say so.
Background: BA in Economics, Texas real estate broker, in residential real estate since 2011 — rental property, renovation and resale, institutional acquisitions for firms including Amherst and Fortune, direct to seller marketing and outreach, and traditional buyer and seller representation.
Harris, Galveston, Brazoria, Montgomery, and Fort Bend counties. I operate through Gulf Alpha.
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Languages spoken by Fredo Hernandez
- Spanish
Cultures known by Fredo Hernandez
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