Pennsylvania Probate — The Basics
When a Pennsylvania resident dies, their estate typically goes through a court-supervised process called probate (or estate administration). This process is handled through the Register of Wills in the county where the deceased resided.
Step 1: Open the Estate
The executor named in the will (or an administrator appointed by the court if there is no will) files with the Register of Wills in the county where the deceased lived. In Harrisburg, that's the Dauphin County Register of Wills. The Register issues Letters Testamentary (with a will) or Letters of Administration (without a will).
Step 2: Personal Representative Has Authority to Sell
Once Letters Testamentary or Administration are issued, the personal representative has legal authority to manage and sell estate assets — including real property. This is when we can close a cash sale. You do not need to wait for the entire estate to be administered.
Step 3: Sale Proceeds Pay Estate Debts, Then Distribute
Proceeds from the property sale go to pay estate debts (creditor claims, taxes, administration costs) first. Remaining proceeds are distributed to beneficiaries per the will or PA intestate succession law.
Selling During Probate vs. After Probate Closes
Many people assume they must wait until the entire estate administration is complete before selling. This is almost never necessary and often impractical given PA probate timelines.
Sell During Probate
- ✓ Possible once Letters are issued (often 2-8 weeks after death)
- ✓ Eliminates property carrying costs during administration
- ✓ Cash in estate simplifies remaining administration
- ✓ Cash buyers close in 7-14 days
- ✓ Proceeds available to pay estate debts immediately
Wait Until Probate Closes
- — Can take 6 months to 2+ years
- — Property costs accrue throughout (taxes, insurance, maintenance)
- — No practical benefit in most cases
- — Required only if the will specifically restricts early sale
How We Work With Pennsylvania Estates
We're experienced purchasing properties from estates at every stage of the probate process. Here's how it works:
Contact us with the property details
Tell us about the property and where you are in the probate process. We can make offers at any stage — even before Letters are issued, so you're ready to move quickly once authority is granted.
We provide a written cash offer
Within 24 hours, we provide a formal written offer. You can share this with estate beneficiaries and your estate attorney for review.
Personal representative signs the purchase agreement
The executor or administrator signs on behalf of the estate. If beneficiary consent is needed, we can accommodate the timeline required.
Licensed title company handles the close
We close through a PA-licensed title company that is experienced with estate sales. They handle title search, deed transfer from the estate, and proceeds distribution.
Pennsylvania Inheritance Tax on Probate Property Sales
When inherited property is sold, Pennsylvania inheritance tax applies to the fair market value at the time of death — not the sale price. Tax rates:
| Relationship to Deceased | PA Inheritance Tax Rate |
|---|---|
| Spouse or charity | 0% |
| Direct descendants (children, grandchildren) | 4.5% |
| Siblings | 12% |
| All other heirs | 15% |
Inheritance tax is paid from the estate, not by the buyer. Consult a PA estate attorney or CPA for tax implications specific to your situation.
Get a Cash Offer on the Estate Property
We work with executors, administrators, and estate attorneys. Written offer in 24 hours.