What we do with the house and its contents
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is.
If there are belongings you want to keep, we can include in the written terms what will remain at closing. You do not have to empty the house or arrange hauling just to ask about a sale.
If the house has a mortgage, those payments can continue, along with property taxes, utilities, insurance, and upkeep while the house remains in the estate.
What happens next
- Tell us the Bryan property address and what you know about the house and estate.
- We talk through its condition, contents, access, and where things stand with the estate.
- We review the property and give you a written offer and terms before you commit.
- If you choose to proceed, a title company handles the closing and confirms the documents needed for this sale.
No fees. No agent commissions when you sell to us. When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes, and share of current property taxes remain separate.
Close as fast as 7 days when title and closing details allow.
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 keep
Compare an as-is offer with estimated proceeds from a listing after repairs, selling costs, and time. Adjust the Bryan calculator assumptions to fit the house.
Open the Bryan home-sale net-proceeds calculator →Ohio estate rules, taxes, and who can sign
Usually, yes: if the will gives the executor power to sell, the appointed executor can sign without a court order to sell under Ohio Rev. Code § 2113.39.
If the will does not give that power, another option may avoid a court sale. Unless the will forbids it, the surviving spouse and all beneficiaries named in the will—or all heirs if there is no will—must give written consent and file those consents with the probate court. The price must be at least 80% of the house’s appraised value in the approved inventory. This option is unavailable if the surviving spouse or any beneficiary or heir is under 18. See Ohio Rev. Code § 2127.011.
If the owner recorded a transfer-on-death designation, the house may pass outside probate. The beneficiary records an affidavit and can sell as an owner under Ohio Rev. Code §§ 5302.22 and 5302.222 ( designation and affidavit).
Ohio charges a conveyance fee when a house sells. The required state portion is $1 per $1,000 of the sale price, and a county may add up to $3 per $1,000. The Williams County Auditor can confirm the county amount. That is the Ohio conveyance fee. When you sell to us, we pay it.
Williams County estate, deed, and tax offices
For probate information and filings, start with Williams County Probate Court in Bryan. The Auditor handles county conveyance-fee questions; the Recorder handles deed recording. If you need an estate attorney, we can help you find one.
Williams County Probate Court
Probate information, forms, and filing route. The court is at One Courthouse Square in Bryan.
Open the official office website →Williams County probate online filing
The county’s online route for probate filings.
Open the official office website →Williams County Auditor
County real-estate and conveyance information. Ask the Auditor about the county amount of the Ohio conveyance fee.
Open the official office website →Williams County conveyance standards
County guidance for conveyance paperwork and standards.
Open the official office website →Williams County Recorder
The county land-record office for deed recording.
Open the official office website →Williams County Treasurer
Local office for real-estate property-tax information.
Open the official office website →What our sellers say
“The house in Allentown was sitting empty for 2 years after my dad passed. getting code violations from the city. sold it to them for cash, no cleanup needed.”
“Probate is a nightmare. i live in texas so trying to sell my uncles house out of state was stressing me out. called these guys and they just handled it. wire hit my account yesterday. highly recommend.”
“inherited my parents place and it was packed with junk. didnt want to deal with it. they gave me a fair cash price and took it.”
Questions about selling an inherited Bryan house
Frequently asked questions
Can I sell an inherited house in Ohio before probate is finished?
Usually, yes. If the will gives the executor power to sell, the appointed executor can sign without a court order to sell under Ohio Rev. Code § 2113.39. If it does not, a written-consent option may be available unless the will forbids it: the surviving spouse and all beneficiaries named in the will—or all heirs if there is no will—must consent in writing and file their consents with probate court, and the price must be at least 80% of the house’s appraised value in the approved inventory. That option is unavailable if the surviving spouse or any beneficiary or heir is under 18 (Ohio Rev. Code § 2127.011). Not sure? Call us — we'll sort it out with you.
Who can sign for an inherited house?
If the will gives the executor power to sell, the appointed executor can sign without a court order to sell under Ohio Rev. Code § 2113.39. If it does not, the written-consent option under § 2127.011 may apply only if its requirements are met: the will does not forbid it, the surviving spouse and all beneficiaries named in the will—or all heirs if there is no will—consent in writing and file those consents with probate court, the price meets the 80% approved-inventory appraisal threshold, and no covered spouse, beneficiary, or heir is under 18.
What if the owner recorded a transfer-on-death designation?
The house may pass outside probate. Under Ohio Rev. Code §§ 5302.22 and 5302.222, the beneficiary records an affidavit and can sell as an owner if the recorded designation applies to the property.
Do I have to clean out or repair the inherited house?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. We can include in the written terms what will remain in the house at closing.
Can I sell from outside Ohio?
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.
More Bryan guidance: seller questions · seller resources · Bryan seller guide · Bryan market page
Talk through the inherited house
Call 888-274-5006 or send the property address and what you know about the estate.
We give written cash offers in 24 hours.
Share the address and what you know about the estate.