You've Inherited a Property — Now What?

Inheriting a home in Pennsylvania can feel overwhelming. You're likely grieving, and suddenly you're responsible for mortgage payments, property taxes, insurance, and maintenance on a property you may not even want.

The good news: you have options. This guide covers everything you need to know about selling an inherited property in Pennsylvania — from the probate process to the fastest way to close.

Understanding Pennsylvania Probate

Before you can sell an inherited property, the estate typically needs to go through probate — the legal process of validating the will and transferring ownership.

If There's a Will The executor named in the will files it with the Register of Wills in the county where the deceased lived. In Philadelphia, that's the Philadelphia Register of Wills at City Hall.

The executor receives "Letters Testamentary," which grant legal authority to manage estate assets — including selling real estate.

If There's No Will (Intestate) Pennsylvania's intestate succession laws determine who inherits. The court appoints an administrator, who receives "Letters of Administration." The process is similar but may take longer.

Timeline Pennsylvania probate typically takes 6-12 months, but the executor can often sell property before probate is fully complete — as long as the Letters have been granted and no beneficiaries object.

Pennsylvania Inheritance Tax on Real Estate

Pennsylvania is one of the few states that charges inheritance tax (not estate tax). The rate depends on the relationship between the deceased and the heir:

**Surviving spouse:** 0% (exempt)
**Children and grandchildren (lineal descendants):** 4.5%
**Siblings:** 12%
**All other heirs (nieces, nephews, friends, etc.):** 15%

On a $200,000 property, a child would owe $9,000 in inheritance tax, while a sibling would owe $24,000. This tax is due within 9 months of the date of death, with a 5% discount if paid within 3 months.

Capital Gains Tax on Inherited Property

Here's the good news: inherited property receives a "stepped-up basis," meaning the cost basis is the fair market value at the date of death — not the original purchase price.

Example: Your parent bought a home for $50,000 in 1985. It's worth $200,000 when they pass. Your basis is $200,000. If you sell for $200,000, you owe $0 in capital gains tax. If you sell for $220,000, you only owe capital gains on the $20,000 profit.

This is why selling relatively soon after inheriting can be financially advantageous — before the property appreciates further from the stepped-up basis.

Your Options for Selling an Inherited Property

Option 1: List With a Real Estate Agent

Best if the property is in good condition and you have time.

Timeline: 3-6 months
Costs: 5-6% commission + repairs + staging + Philadelphia transfer tax (4.278%)
Risk: Inspection issues on older homes can kill deals

Option 2: Sell at Auction

Properties in poor condition sometimes go to auction.

Timeline: 30-60 days
Costs: Auction fees (typically 10% buyer premium)
Risk: Unpredictable final price, possible low bids

Option 3: Sell to a Cash Buyer Like RLM Home Buyers

Best if you want speed, certainty, and zero hassle.

Timeline: 14-30 days
Costs: Zero — no commissions, no fees, no repair costs
Risk: Offer below full retail market value

Why Most Inherited Properties Sell Better to Cash Buyers

Inherited homes in Pennsylvania come with unique challenges:

**Deferred maintenance:** The previous owner may have neglected repairs for years. Roof leaks, outdated electrical, plumbing issues — these scare off traditional buyers.
**Personal property:** The home is often filled with a lifetime of belongings. Cash buyers like RLM Home Buyers purchase the home as-is — you don't need to clean it out.
**Multiple heirs:** When siblings inherit jointly, disagreements about price, timing, and repairs are common. A quick cash sale eliminates the conflict.
**Out-of-state heirs:** If you live in Ohio or New Jersey and inherited a home in Philadelphia, managing a traditional sale from a distance is a logistical nightmare.
**Carrying costs:** Every month you hold the property costs money — mortgage payments, property taxes, insurance, utilities, and potential code violations.

Step-by-Step: Selling an Inherited Home to RLM Home Buyers

**Obtain Letters Testamentary or Letters of Administration** from the county Register of Wills
**Contact RLM Home Buyers** at (267) 833-2678 or through our website
**We evaluate the property** — we handle everything, even if the home is occupied or full of belongings
**Receive a fair cash offer** within 48 hours
**Choose your closing date** — our in-house title company, RLM Abstract, handles all paperwork
**Close and receive cash** — proceeds are distributed to heirs per the will or court order

Common Questions About Selling Inherited Property in PA

Can I sell before probate is finished? Yes, in most cases. Once the executor has Letters Testamentary, they can sell. The proceeds become part of the estate.

Do all heirs have to agree to sell? If one executor has sole authority, they can sell without unanimous agreement — but it's best practice to keep all beneficiaries informed.

What if there are liens or back taxes on the property? These are paid from the sale proceeds at closing. RLM Abstract handles all lien searches and payoffs as part of our standard process.

Don't Let an Inherited Property Become a Burden

If you've inherited a property in Pennsylvania and want to sell quickly without the hassle of repairs, listings, and months of waiting — contact RLM Home Buyers. We've helped dozens of families in your exact situation since 2015. Call (267) 833-2678 for your free cash offer today.

Selling an Inherited Property in Pennsylvania: Your Step-by-Step Guide