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.
You can keep the belongings the family wants. We can put the plan for the rest of the contents in the written terms before you commit.
While the estate owns the house, property taxes, insurance, utilities, and upkeep can continue. Those carrying costs are separate from the house itself; a sale can stop the ongoing house costs after closing.
What happens next
We’ll talk through the house, its condition, and what you know about the estate. Call 888-274-5006 or send the details through the form.
You get a written offer and written terms before you commit, and we close through a title company.
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.
Compare what you might keep after costs
Compare a written offer with an estimate of what listing might leave after repairs, cleanout, monthly bills, and closing costs. Change the assumptions to fit the house and estate.
Centralia Home Sale Net Proceeds Calculator
CalculatorCompare what you would keep from listing your house or selling as-is for cash. Change the repair costs, cleanout, monthly bills and closing costs to fit your house.
Illinois estate rules and transfer taxes
Who can sign?
- If the estate has independent administration, its representative can generally sell estate property without a separate court order when the sale follows the will and serves the estate’s interests. If the will specifically leaves the house to someone, that person’s written consent is required.
- With supervised administration, a sale may need probate-court permission.
- A valid transfer-on-death instrument may pass the property outside probate.
Illinois real estate transfer taxes
For a taxable transfer, Illinois charges 50 cents for each $500 of taxable value, or part of $500. A county can add 25 cents for each $500, and some cities impose their own transfer taxes. The state tax alone is $100 on $100,000 of taxable value; with a county tax at that rate, the total is $150 before any city tax. Exemptions and taxable value can change the amount.
No fees. No agent commissions when you sell to us. When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes.
Your mortgage balance, liens, back taxes, and share of current property taxes are separate.
Local estate, court, deed, and tax offices
Centralia spans Marion and Clinton Counties, so estate and deed offices are in Salem or Carlyle depending on the house. Not sure which county office covers your property? Call us — we’ll sort it out with you.
If you need an estate attorney, we can help you find one.
Marion County
Circuit Clerk
100 E. Main Street, Room 204, Salem, IL 62881
Court records, forms, and calendar.
Open the official office page ↗County Clerk & Recorder
101 E. Main Street, Salem, IL 62881
County deed and recording information.
Open the official office page ↗Supervisor of Assessments
Property assessment information.
Open the official office page ↗Treasurer
100 E. Main Street, Suite 105, Salem, IL 62881
County property-tax information and payments.
Open the official office page ↗Clinton County
Circuit Clerk
850 Fairfax Street, Room 220, Carlyle, IL 62231
Court records and case information.
Open the official office page ↗County Clerk & Recorder
850 Fairfax Street, Carlyle, IL 62231
County deed recording and property-sale information.
Open the official office page ↗Supervisor of Assessments
850 Fairfax Street, Carlyle, IL 62231
Property assessment information.
Open the official office page ↗Treasurer
Mail: PO Box 174, Carlyle, IL 62231. Office: County Courthouse, 850 Fairfax Street, Carlyle.
County property-tax information and payments.
Open the official office page ↗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 house
Frequently Asked Questions
Can you sell an inherited Illinois house before probate is finished?
Yes. With independent administration, the appointed estate representative can generally sell estate property without a separate court order when the sale follows the will and serves the estate’s interests. If the will specifically leaves the house to someone, that person’s written consent is required. In supervised administration, the sale may need probate-court permission. A valid transfer-on-death instrument may pass the property outside probate.
Who can sign for an inherited house in Centralia?
With independent administration, the appointed estate representative can generally sell estate property without a separate court order when the sale follows the will and serves the estate’s interests. If the will specifically leaves the house to someone, that person’s written consent is required. In supervised administration, the sale may need probate-court permission.
Do I have 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. If you need an estate attorney, we can help you find one.
Can a transfer-on-death instrument pass an Illinois house outside probate?
A valid Illinois transfer-on-death instrument may pass the property outside probate.
Do I have to clean out or repair an inherited house first?
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Can I sell from outside Illinois 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.
What transfer taxes apply when I sell to you?
For a taxable transfer, Illinois charges 50 cents for each $500 of taxable value, or part of $500. A county can add 25 cents for each $500, and some cities impose their own transfer taxes. Exemptions and taxable value can change the amount. When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes. Your mortgage balance, liens, back taxes, and share of current property taxes are separate.
Talk through the inherited Centralia house
Call 888-274-5006 or use the form to tell us about the property and estate.
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.