You Just Inherited a House - Now What?
Inheriting a house sounds like a windfall until you walk through the front door. Maybe the roof has been leaking for years. The kitchen hasn’t been updated since the ’80s. There’s water damage in the basement, and you’re not even sure the electrical is up to code. You’re standing in a property that needs tens of thousands of dollars in work - and you never asked for any of this.
Key Takeaways
- You can sell an inherited house as-is without making any repairs or renovations
- Probate must be completed (or at least filed) before you can legally sell in most states
- Cash buyers specialize in inherited properties and can close quickly once probate clears
- You may owe capital gains tax on appreciation since the original owner's date of death, not purchase
- Get at least three offers and verify any cash buyer's proof of funds before signing a contract
If you’re wondering how to sell an inherited house fast without repairs, you’re not alone. Most heirs find themselves in this exact spot: emotionally drained from losing a loved one, staring down a property that feels more like a burden than a blessing. The good news is you have real options, and you don’t have to spend a dime fixing the place up before you sell.
Inherited a House You Don’t Want to Fix?
Cha-Ching Co connects you with cash buyers who purchase properties as-is. No repairs, no cleaning, no waiting.
Why Inherited Houses Often Need So Much Work
Most inherited properties come from older relatives who lived in the home for decades. Over that time, maintenance gets deferred. Small problems become big ones. A minor roof leak turns into structural damage. Outdated plumbing starts failing. The furnace is on its last legs.
According to HomeValueLeads, the average total cost of deferred home maintenance repairs sits around $20,760. For inherited properties that have been neglected for years, that number can climb much higher. Roof replacements alone run $7,000 or more, and that’s before you touch the electrical, plumbing, or foundation issues that commonly show up in older homes.
Here’s the uncomfortable math: you could spend $30,000 or more getting an inherited house market-ready, then wait months to sell it, with no guarantee you’ll recoup those costs. Or you could sell it as-is and walk away with cash in hand - usually within a couple of weeks.
The Probate Problem: Why Time Is Not on Your Side
Before you can sell an inherited property, you typically need to go through probate - the legal process that transfers ownership from the deceased to the heirs. According to Houzeo, probate typically takes up to 18 months, and that’s for straightforward cases. LegalZoom puts the average at 6-12 months for simple estates, with complex situations dragging on for two years or longer.
During that entire time, you’re responsible for the property. That means mortgage payments (if there is one), property taxes, homeowners insurance, utilities to prevent pipe freezes, and basic upkeep to prevent the place from deteriorating further. Those carrying costs add up fast.
From inheritance to closing, most heirs spend 9 to 18 months total getting an inherited property sold through traditional channels. That’s almost two years of financial drain before you see a penny.
Cash buyers can often close as soon as probate clears - sometimes even during the probate process, depending on your state’s laws. That cuts months off the timeline.
How to Sell an Inherited House Fast Without Repairs: Your Three Main Options
Option 1: List with a real estate agent (traditional route)
This is what most people think of first. You hire an agent, fix the place up, stage it, list it, and wait for buyers. It works, but it takes time and money. You’ll spend on repairs, agent commissions (typically 5-6% of the sale price), staging, and closing costs. In states like Florida, total selling costs run around $44,500 on a $410,000 home. In Ohio, that’s about $27,500 on a $254,000 home.
If the house is in good shape, this route usually gets you the highest sale price. But for an inherited property with deferred maintenance? The repair costs can eat into that premium fast.
Option 2: Sell as-is to a cash buyer
Cash home buyers purchase properties in any condition. No repairs, no cleaning out the house (some will even handle that), no staging or showings. You get an offer, you accept, and you close - often in 7-14 days after probate clears.
The tradeoff: cash buyers typically offer around 70% or less of the home’s after-repair value, according to Clever Real Estate. On a house worth $300,000 after repairs, that’s roughly $210,000. But when you subtract the $30,000+ in repairs, 6% in agent commissions, and months of carrying costs from the traditional route, the gap narrows a lot more than you’d expect.
Option 3: Sell on the open market as-is (without a cash buyer)
You can list the home on the MLS in as-is condition. You’ll attract investors and budget-conscious buyers who are willing to do the work themselves. You’ll likely get more than a direct cash offer, but less than a fully renovated listing. Expect longer days on market - the national average is around 55 days, but as-is properties often sit longer.
Not Sure Which Option Is Right for You?
Get a no-obligation cash offer from Cha-Ching Co and compare it against your other options. No pressure, no commitments.
When Selling As-Is Makes the Most Sense
Not every inherited property should be sold to a cash buyer. But there are situations where it’s clearly the better call:
The house needs major structural work. Foundation issues, roof replacement, mold remediation - these are five-figure repairs that take weeks or months. If the repair estimates exceed $20,000, selling as-is starts looking very attractive.
You live far away. Managing a renovation from another state is a headache. Hiring contractors remotely, dealing with inspections, coordinating showings - all while grieving. A cash sale eliminates all of that.
Multiple heirs can’t agree. When siblings or family members inherit a property together, disagreements about repairs, pricing, and timing are common. A quick cash sale gives everyone a clean break.
You need the money now. Medical bills, funeral costs, or your own financial obligations might not wait for a 9-18 month selling process. Cash offers close fast.
The property has title issues or liens. Experienced cash buyers deal with these complications regularly and can often work through problems that would scare off traditional buyers.
What to Do Before You Sell (Even As-Is)
Even if you’re selling without repairs, there are a few steps worth taking:
Get the title cleared. Work with a probate attorney to make sure the property can legally be sold. This is non-negotiable regardless of how you sell.
Know the property’s value. Get at least two or three estimates - a cash offer, a comparative market analysis from an agent, and maybe an independent appraisal. Having multiple numbers helps you make a smart decision.
Remove personal belongings. Some cash buyers will handle cleanouts, but you’ll want to go through the home for anything valuable, sentimental, or important (documents, jewelry, family photos).
Check for a will or trust. If the property was held in a living trust, you may be able to skip probate entirely. That’s a massive time saver.
Understand the tax implications. Inherited property gets a “stepped-up” cost basis - its value resets to the fair market value at the time of death. That means you likely owe little to no capital gains tax if you sell relatively soon after inheriting. Talk to a tax professional to understand your specific situation.
Red Flags to Watch For When Choosing a Cash Buyer
The cash home buying industry has legitimate companies and shady operators. Here’s how to tell the difference:
They pressure you to sign immediately. A legitimate buyer gives you time to review the offer and consult with an attorney. Anyone pushing you to sign on the spot is waving a red flag.
They won’t put the offer in writing. Verbal offers mean nothing. Get everything on paper before you commit to anything.
They charge upfront fees. Real cash buyers don’t charge you to make an offer. If someone asks for money before closing, walk away.
They can’t provide references or proof of funds. Ask for references from recent sellers and proof that they actually have the cash to close. Any legitimate buyer will provide both.
The offer seems too good to be true. If someone offers you full market value for an as-is property, something is off. Honest cash buyers are upfront about the discount they’re taking.
The Emotional Side Nobody Talks About
Selling an inherited house isn’t just a financial decision. It’s letting go of a place that holds memories. Your childhood bedroom. The kitchen where holidays happened. The backyard where you played as a kid.
Give yourself permission to feel conflicted about selling. It’s normal. And it’s okay to prioritize your own financial wellbeing over holding onto a property out of guilt or obligation. Your loved one would probably want you to make the choice that’s best for your life right now.
If you need time, take it. If you need to sell quickly, that’s valid too. There’s no wrong answer here - just the one that works for your situation.
How to Sell an Inherited House Fast Without Repairs: A Quick Summary
Here’s the bottom line. You inherited a property. It needs work. You don’t want to (or can’t) put money into it. Your best path forward depends on your timeline, your financial situation, and how much effort you’re willing to invest.
If you have time and money for repairs, listing traditionally will likely get you the highest price. If you want to skip the hassle, selling to a cash buyer gets you a fair offer and a fast close. Either way, start by getting multiple estimates so you can compare your options with real numbers.
Ready to See What Your Inherited Property Is Worth?
Cha-Ching Co provides free, no-obligation cash offers on inherited properties in any condition. Find out what your house is worth today.
Disclaimer: Cha-Ching Co connects homeowners with cash buyers. This content is for informational purposes only and does not constitute legal or financial advice. We recommend consulting a licensed professional before making financial decisions.
Frequently Asked Questions
Do I have to go through probate before selling an inherited house?
In most states, yes. Probate establishes legal ownership so you have the authority to sell. Some states allow simplified probate for smaller estates, and a few allow transfer-on-death deeds that skip probate entirely.
Will I owe taxes when I sell an inherited house?
You may owe capital gains tax, but only on appreciation after the date of death. Inherited property gets a stepped-up cost basis, meaning you are only taxed on the difference between the value at the time of inheritance and the sale price.
How fast can I sell an inherited house?
Once probate is cleared or filed, a cash buyer can typically close in 7 to 21 days. The probate process itself can take anywhere from a few weeks to several months depending on your state and the complexity of the estate.