If you've inherited a house and you don't want to keep it, the process can feel daunting. Here's the order of operations that usually works.
1. Confirm the probate status
If the property went through probate, you'll need court approval before you can sell. If it was held in a trust, transferred by a transfer-on-death deed, or held in joint tenancy with right of survivorship, probate may not be required. Talk to an estate attorney before assuming anything — getting this wrong can void a closing.
2. Get the documentation in order
You'll need:
- A certified copy of the death certificate (order several — you'll use them more than once)
- The will or trust documents
- Letters testamentary or letters of administration (if probate)
- Deed and any title documents
- Mortgage information if there's an outstanding loan
3. Notify the mortgage company
If there's an outstanding mortgage, the loan typically becomes due upon transfer. Some loans have due-on-sale clauses; some don't. Notify the lender — they may give you grace time as you sort things out. The loan payoff will come out of sale proceeds at closing, so you don't need to refinance unless you're keeping the house.
4. Understand the step-up basis
Inherited property typically receives a "step-up in basis" for capital gains purposes — meaning your tax basis is the fair market value on the date of death, not what the original owner paid. This often means little to no capital gains tax on a sale shortly after inheritance.
This is one of the genuinely valuable tax advantages of inherited property. Confirm with your CPA before you sell, but for most heirs, this is a non-event tax-wise if you sell within a year or two.
5. Deal with occupants
Is anyone living in the property? A surviving family member, a tenant, a friend of the deceased? Sort this out early.
- Tenants generally have legal protections that survive a change in ownership. Existing leases need to be honored.
- Family members may need time and dignity. There's no rush that justifies pushing someone out callously.
- Squatters or holdovers can be a legal mess. Address through proper eviction channels.
Some cash buyers buy properties occupied; many don't. If you're listing retail, vacant possession is usually required at closing.
6. Assess the condition honestly
Walk the property and take photos. Note obvious issues: roof age, water damage, system age, foundation cracks, deferred maintenance. You don't need to fix anything — but knowing what's there helps you decide whether to list retail or sell cash.
7. Clear out what matters; leave the rest
Take what's sentimental. Take what's valuable. Donate or sell what's useful. Leave the rest.
Many cash buyers take properties with belongings still in them and dispose of everything themselves. Don't feel pressure to spend weekends cleaning out an attic for a buyer who's going to renovate anyway. If you go the retail route, a cleanout becomes more important.
8. Choose your sale route
Two routes, simple criteria:
- Property in good shape, you have 3–6 months, no occupant complications: list it retail with an agent
- Property needs work, occupied awkwardly, has issues, or you just want this handled: request a cash offer
Some operators (like us) buy properties as-is, no cleanout required, on your timeline.
9. Close
Whichever route you choose, the closing itself is straightforward: sign at a title company, the title company collects funds, pays off any mortgage or liens, and disburses the rest to you. With cash buyers, this can be done in 10–14 days. With retail, plan on 30–60 days from contract.
Selling an inherited house can be emotional, especially if it was a family home. That's normal. Take the time you need. A house is a thing; what mattered about your loved one isn't going anywhere.
If you'd like an honest, no-pressure cash offer to keep as a comparison, we're happy to provide one. And if a traditional listing makes more sense for your situation, we'll tell you that too.