Before suing a sibling in DFW, try Tarrant County Dispute Resolution: a non-court mediation costs $30 per party. If that fails, a partition suit goes to a district court in the county where the house sits, with a $350 filing fee in both Tarrant and Dallas counties.
The statewide law on co-owned inherited houses, from an executor's power of sale to the buyout and open-market sale rules for heirs' property, is in our Texas guide for when a sibling won't sell. This page is the DFW layer. It shows how to confirm who is on title, what Tarrant County's mediation program charges, where a partition suit is filed and what the district clerks charge, and which courts handle an estate that is still open.
Confirm who is on title
Before any talk of buyouts or lawsuits, pull the county records. They show whether a deed, a probated will, a small estate affidavit or an affidavit of heirship has been recorded for the house, and who it names:
DFW records searches: Tarrant County official records · Dallas County Public Search · Denton County Clerk records information
Search the parent's name and the address. If nothing has been recorded since the death, title still shows the parent, and the probate step comes first.
Tarrant County mediation before a lawsuit
Tarrant County runs a Dispute Resolution department that offers mediation to residents. Its request page describes the process:
- You fill out a civil or family request form and send it in as the form directs.
- Dispute Resolution contacts your sibling to see whether they will mediate.
- If everyone agrees, or a court orders it, the office schedules a session and assigns a mediator.
The program runs under Chapter 154 of the Civil Practice and Remedies Code. Its mediators are volunteers, not county employees, and neither the mediator nor the county gives legal advice. Fees go straight to the mediator, in cash or by cash app, before the session starts:
| Type of case | Fee |
|---|---|
| Community or non-court mediation | $30 per party, no eligibility limits |
| Justice court case | $60 per party |
| District court, county court at law civil, family or probate case | $120 per party for four hours, then $30 per party per hour for up to four more hours |
The court-case rate is limited to participants with family income of $110,000 or less, individual income of $60,000 or less, or financial hardship. The office is open weekdays from 8 a.m. to 4:30 p.m. and takes calls at 817-884-2257.
Where a DFW partition suit is filed
Property Code Sec. 23.002 sends a partition suit to a district court in a county where any part of the property sits. A house in Tarrant County means a Tarrant County district court; a house in Dallas County, a Dallas County district court. Filing costs:
- Tarrant: the District Clerk's schedule effective January 1, 2026, shows a $350 civil filing fee for a new suit, made up of a $137 state fee and a $213 local fee. Each citation adds $8 and each service of process $90. The clerk's own worked example adds those up to $448.
- Dallas: the District Clerk lists $350 for filing a suit with no service, and no added fee for more plaintiffs.
Each sibling named as a defendant must be served, so service costs grow with the family. If a plaintiff seeks citation by publication and the court finds the house may be heirs' property, Sec. 23A.004 requires the plaintiff to post a sign on the property within 10 days of that finding, naming the court and stating that the suit has started.
If the estate is open in a DFW probate court
Sometimes the fight belongs in probate instead. Tarrant County Probate Court No. 1 says it hears lawsuits related to a decedent's estate and actions by or against a personal representative, in addition to wills, administrations and heirship. The County Clerk's cost list effective January 1, 2026, prices an application to sell real or personal property in an open case at $59. In Dallas County, probate matters go to the Probate Courts Division in the George Allen Courts Building. Collin County has its own Probate Court in the Russell A. Steindam Courts Building.
A sibling living in the house
If one sibling lives there, they can apply for the homestead exemption with the appraisal district. Tarrant Appraisal District accepts the application from an heir even if the deed still shows the parent. It asks for an ownership affidavit, the parent's death certificate, the latest utility bill and a citation to any court record of ownership. Any other heir who also lives there signs an affidavit authorizing it. In Dallas, Collin and Denton counties, apply with that county's appraisal district.
Recording a buyout deed
If talks end with one sibling buying the others out, the deed is recorded with the county clerk where the house is located. Tarrant County charges $20 for the first page and $4 for each added page. Dallas County charges $25 for the first page and $4 for each added page.
Free legal help
Legal Aid of NorthWest Texas offers free civil legal help to low-income residents in 114 counties, with offices in Dallas, Fort Worth, McKinney and Denton. Intake: 1-888-529-5277. This page lists local offices and fees. It is not legal advice.
When the heirs agree to sell
If the family decides to sell, Cash Home Advisors is based in Fort Worth and buys houses across DFW. We can close in 7–14 days and we pay all closing costs. Every heir who signs sees the closing statement first.
See our page on selling an inherited house, the areas we serve, and our pages for Fort Worth and Dallas, or request a cash offer.
Want a cash offer instead?
We buy Texas houses as-is, pay all closing costs, and can close in 7–14 days.
Get my cash offer or call (817) 635-0743
Frequently asked questions
Does Tarrant County offer low-cost mediation for a family property dispute?
Yes. Tarrant County Dispute Resolution lists community or non-court mediations at $30 per party. For district, county court at law civil, family and probate cases it lists $120 per party for four hours, with income limits for the program. Call 817-884-2257.
What does it cost to file a partition suit in Tarrant County?
The Tarrant County District Clerk's schedule effective January 1, 2026, lists a $350 civil filing fee for a new suit, plus $8 for a citation and $90 for service of process. The clerk's worked example of those three items totals $448.
What is the civil filing fee in Dallas County?
The Dallas County District Clerk's fee schedule, effective January 1, 2024, lists $350 for filing a suit with no service, with no added fee for more plaintiffs. Service of citation on each sibling is extra.
Can a Tarrant County probate court hear a dispute over an inherited house?
Tarrant County Probate Court No. 1 says it has jurisdiction over lawsuits related to a decedent's estate and actions by or against a personal representative. If the estate is open there, ask a lawyer whether the dispute belongs in that court.
Sources
- Tarrant County Dispute Resolution
- Tarrant County Dispute Resolution, Request a mediation
- Tarrant County District Clerk, Civil filing and service fees effective January 1, 2026 (PDF)
- Dallas County District Clerk, Civil and family filing fees (PDF)
- Texas Property Code, Chapter 23 (Sec. 23.002 venue)
- Texas Property Code, Chapter 23A (Sec. 23A.004 sign on the property)
- Tarrant County Probate Court No. 1
- Tarrant County Clerk, Probate courts cost list effective January 1, 2026 (PDF)
- Dallas County Clerk, Probate Courts Division: Know before you come
- Collin County Probate Court
- Tarrant County Clerk, Real estate records fee schedule
- Dallas County Clerk, Recording fees and payment
- Denton County Clerk, Foreclosure information (free real property records search)
- Tarrant Appraisal District, Homestead exemption (heir owners)
- Legal Aid of NorthWest Texas
- Legal Aid of NorthWest Texas, Locations
General information, not legal or tax advice. Talk to a Texas attorney or CPA about your situation.