What we do with the house and its contents
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. We can talk through which belongings the family wants to keep and put what remains in the written sale terms.
While the house is in the estate, carrying costs may include mortgage payments, property taxes, insurance, utilities, and upkeep. Which bills apply depends on the property and its accounts; you do not have to assume the house was unwanted to compare those costs with a sale.
What happens next
Talk through the house
Tell us the Bozeman address, the house’s condition and contents, and what estate paperwork you have.
Review a written offer
We give written cash offers in 24 hours. You can review the offer and written terms before you commit.
Close through a title company
If you choose to proceed, a title company reviews the deed, estate authority, title, payoff information, and closing documents for the property.
Signing from another location: Sell from anywhere in the country — we can send a notary to you, and you don't have to attend settlement or even visit the property.
What you may keep after the sale
Compare a written as-is offer with estimated proceeds from listing using your own assumptions.
Open the Bozeman net-proceeds calculator →Montana estate authority and sale taxes
You can usually sell an inherited house before probate is finished once a personal representative is appointed. That is the person the court names to run the estate; a will may call this person the executor. The representative’s legal power to act starts at appointment, and the letters they receive are the proof a title company will ask for. See Montana Code Annotated § 72-3-601.
Montana law lets a personal representative sell estate land by public or private sale without first getting a judge’s approval, unless the will, a court order, or a court-supervised estate limits that power. In a supervised estate, limits are written on the letters. See § 72-3-605, § 72-3-613, and § 72-3-618.
A surviving spouse is entitled to a $22,500 homestead allowance ahead of creditors. It is a money allowance, not a veto over the sale. See Montana Code Annotated § 72-2-412.
We help coordinate the sale, but we do not provide legal advice. The title company or a qualified attorney can confirm who has authority to sign for the estate.
Montana has no state, county, or city tax on the sale or transfer of real property. A Realty Transfer Certificate must still be filed with the county Clerk and Recorder when the deed is recorded. The Department of Revenue uses it to update ownership records and collect sale information for property appraisals. See the Montana Constitution, Article VIII, Section 17 and the Montana Department of Revenue’s Realty Transfer Certificate guidance.
If a property has its own water right, the state’s water-right ownership records also need updating; property served by a public water supply skips that step. See Montana Code Annotated § 85-2-424.
When you sell to us, we pay the closing costs. That does not pay the seller’s mortgage, liens, back taxes, or share of current property taxes; those are separate. The title company confirms any payoff and how it is handled in the closing documents.
Gallatin County estate, deed, and tax offices
If you need an estate attorney, we can help you find one.
Gallatin County Clerk of District Court
Justice Center, 515 S. 16th Ave., Room 1041, Bozeman, MT 59178 · 406-582-2165. The County identifies probate as an 18th Judicial District Court matter; Clerk staff cannot give legal advice.
Gallatin County Clerk and Recorder
Gallatin County Courthouse, 311 W. Main St., Room 203, Bozeman, MT 59715 · 406-582-3050. Contact the office about recorded deeds and land records.
Gallatin County Treasurer — Property Tax Division
Gallatin County Courthouse, 311 W. Main St., Room 103, Bozeman, MT 59715 · 406-582-3033. Use the parcel’s account for property-tax bill and payment questions.
These are office contact routes, not a determination about a particular parcel or promise of walk-in availability. Check the linked pages for current instructions.
Questions about selling an inherited house in Bozeman, MT
Can I sell an inherited Montana house before probate is finished?
Usually, yes, once a personal representative has been appointed. This is the person the court names to run the estate; a will may call them the executor. Montana law generally lets the personal representative sell estate land without first getting a judge’s approval, unless the will, a court order, or a court-supervised estate limits that power. The estate papers and title review determine who can sign for this property.
Who can sign for an inherited house in Gallatin County?
The personal representative appointed to handle the estate can generally sign for an estate sale, subject to the will, any court order, and limits shown on the letters in a court-supervised estate. The letters document the appointment and authority. The title company or a qualified attorney can confirm who has authority to sign for this property.
Do I need to put the house in my own name before selling it?
You can sell in the estate's name once the estate is opened — no need to put the house in your own name first. We help coordinate the sale, but we do not provide legal advice. The title company or a qualified attorney can confirm who has authority to sign for the estate.
Does Montana charge a real estate transfer tax?
No. Montana’s constitution bars state and local governments from imposing a tax on the sale or transfer of real property. A Realty Transfer Certificate still has to be filed with the county Clerk and Recorder when the deed is recorded. If a private water right transfers with the property, its ownership records also need to be updated.
What happens to belongings and repairs?
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. Tell us what the family wants to keep so the written terms can say what is included in the sale.
Can I sell from another state without visiting the property?
Sell from anywhere in the country — we can send a notary to you, and you don't have to attend settlement or even visit the property. The estate’s signing authority and title requirements still apply.
Talk through the inherited Bozeman house
Call 888-274-5006 or send the property address through the form.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.