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Being chosen as the executor of an estate in Georgia is a privilege, but it also brings a lot of responsibilities. You’ll need to handle everything from going through the probate process to selling estate properties. This checklist guides you through important steps to help you stay organized, fulfill your legal obligations, and prevent any unwanted delays or stress.
Bonus: Grab our free guide to probate and inherited property in Georgia here »
1) Locate the Will and Important Documents
Secure the original will, death certificate, financial records, deeds, and insurance policies. These documents are essential for court filings and managing estate assets.
Need help understanding how probate works in Georgia? Here’s a full breakdown of the probate process for inherited property.
2) Get Legally Appointed as Executor
You may be named in the will, but you’re not officially the executor until the probate court grants you legal authority, typically in the form of Letters Testamentary. Without this, you can’t access accounts, sell property, or act on behalf of the estate.
Pro Tip: File the will with the probate court in the county where the deceased lived..
3) File for Probate in Georgia
Open probate with the county court. This formally starts the legal process of administering the estate. You can find your local probate court on the official Georgia probate court website. You’ll need to notify heirs and beneficiaries as part of this process.
4) Notify Heirs, Beneficiaries & Creditors
In Georgia, it’s important to let everyone who might be interested know about certain legal matters. This can be done by the executor, a lawyer, or a probate assistance service. Also, you’ll need to share a notice for creditors in a local newspaper. Make sure to keep a record of all notifications to avoid issues later on.
You don’t need to handle this by yourself. Lots of executors choose to work with a probate lawyer or a legal helper to guide them through this process.
5) Secure and Maintain the Property
If the estate includes real estate, secure it immediately. Change the locks, turn off unnecessary utilities such as cable and Internet, and verify the insurance is still valid. If you’re planning to list the property, utilities like water, electricity, and gas may need to stay on for inspections, cleanings, and showings. Prevent damage or loss while the estate is being settled.
Vacant homes can void insurance policies in as little as 30 days.
To avoid costly surprises, review the hidden costs of inheriting a house in Georgia.
6) Order an Appraisal or Market Valuation
You’ll need to determine the fair market value of the home as of the date of the owner’s death. This valuation is used in the probate court’s required inventory, helps establish a “step up” in cost basis for capital gains tax, and guides pricing if the property will be sold. Appraisals are especially important for high value properties or if heirs might contest the value.
Use a licensed real estate agent or certified appraiser.
7) Pay Outstanding Debts, Taxes, and Expenses
Before you hand out any belongings, make sure to pay off all real debts and costs related to the estate. This includes things like home loans, credit card bills, medical expenses, property taxes, and funeral costs. Executors also need to inform utility companies, stop any subscriptions or regular payments, and keep track of all transactions. It’s a good idea to use a ledger or spreadsheet for clarity and to report to the court. You can learn more about federal estate and gift taxes on the IRS website here. If you have doubts about whether some debts are valid, think about talking to a probate lawyer or an accountant to prevent problems down the road or personal responsibility.
Don’t skip this step, it’s a legal requirement in Georgia.
8) Get the Home Ready for Sale
When you’re getting ready to sell an estate property, start by clearing out personal items, locking up or securing valuables, and safely throwing away anything that’s hazardous or expired. Some homes might need a good deep clean, junk removal, or even professional staging based on how you want to sell. Simple fixes like touching up paint or sprucing up the yard can make a big difference in how buyers see your home. It’s a good idea to get estimates for bigger repairs so you can decide if you want to sell it as it is or make some upgrades. Take a look at your time, budget, and the house’s condition to figure out the best plan for you.
Want a more detailed breakdown? Check out our full checklist for selling an inherited property in Georgia.
9) Choose a Selling Method (REALTOR ® vs. Cash Buyer)
When you’re ready to sell your house, you’ve got a few routes you can take. Listing with a real estate agent might get you top dollar, but it usually means fixing things up, deep cleaning, staging the place, and opening your doors for showings. Going the For Sale By Owner route gives you full control, but it also means you’re on the hook for everything. From marketing the property to handling negotiations. Then there’s selling to a cash buyer. It’s often the quickest and simplest route – no repairs, no cleaning marathons, and no waiting around. It’s a solid option if you’re in a hurry or the house needs major work.
Consider how fast you need to close and how much work the home needs.
We help sellers close fast and avoid probate chaos, get an offer here.
10) Distribute Proceeds and Finalize the Estate
After the home is sold and all outstanding debts and expenses are taken care of, whatever money remains needs to be distributed to the heirs according to the will, or, if there’s no will, according to Georgia’s inheritance laws. Keeping detailed records throughout the process is key. If you’re unsure about how to split things up or run into questions, it’s smart to check in with a probate attorney. In some cases, you may also need to file a final report with the court showing how the estate was managed. Once the court gives that final thumbs up, the estate can be officially closed.
Internal link: capital gains tax article.
Bonus: Free Executor Checklist Download
Want a printable version of this checklist? Grab it here:
Download the Executor’s Probate & Property Checklist (Georgia) >>
Frequently Asked Questions From Executors (FAQ’s)
Can an executor sell property in Georgia?
Yes, once appointed by the court, an executor can sell real estate as long as it’s in the estate’s best interest and in line with the will or Georgia law.
Do I need an attorney to probate a will in Georgia?
Not always, but it’s highly recommended, especially if there are multiple heirs, unclear instructions, or disputes.
How long does probate take in Georgia?
Typically 6–12 months, depending on complexity. Delays can happen if paperwork is incomplete or heirs contest the will.