We buy the house and handle the contents
Property taxes, insurance, utilities, and a mortgage payment can keep adding up while an estate is being settled.
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. Take out what you want to keep; the rest can stay in the house.
Tell us about the inherited house to ask for a cash offer, or call 888-274-5006.
What happens next
1. Talk through the house
Share the address, the house's condition, what remains inside, and what you know about the estate. We can talk through the sale without asking you to solve every estate question first.
2. Review the written offer
You get a written offer and written terms before you commit, and we close through a title company.
3. Close the sale
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 may keep
Compare a possible listing result with what you might actually net after costs. The calculator lets you adjust assumptions for your house.
Dayton OH 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.
Ohio estate rules and conveyance fees
Who can sign?
Usually, yes: you can sell an inherited house before probate is finished. If the will gives the executor—the person appointed to handle the estate—the power to sell, the executor can sign without a court order under Ohio Rev. Code §2113.39.
If the will does not give that power, a written-consent option may let the family sell without 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 consent in writing, file the consents with the probate court, and agree to a price of 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 former 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.
The Ohio conveyance fee is $1 per $1,000 of the sale price, plus up to $3 per $1,000 a county may add. When you sell to us, we pay it. See Ohio Rev. Code §319.54 and §322.02. For county fee questions, contact the Greene County Auditor or the Montgomery County Auditor.
No fees. No agent commissions when you sell to us. When you sell to us, we pay the closing costs. Mortgage balances, liens, back taxes, and your share of current property taxes are separate.
Dayton-area estate and deed offices
Montgomery County Probate Court
Montgomery County Probate Court is at 41 N. Perry Street, Dayton, OH 45402, (937) 225-4640. Its official page has contact details and estate filing information.
Open the official probate-court page →Greene County property records
For conveyance-fee questions, contact the Greene County Auditor. The Greene County Recorder records deeds.
Montgomery County property and deed records
For conveyance-fee questions, contact the Montgomery County Auditor. The Montgomery County Recorder records deeds.
If you need an estate attorney, we can help you find one.
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
Inherited-property questions
Can I sell an inherited house in Ohio before probate is finished?
Usually, yes. If the will gives the appointed executor power to sell, the executor can sign without a court order. 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, file the consents with the probate court, and agree to a price of 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. Not sure which route fits? Call us — we’ll sort it out with you.
Do I need to put the inherited house in my own name before selling?
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.
What if the house has a transfer-on-death designation?
If the former owner recorded an Ohio 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.
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.
What conveyance fee applies to an inherited-house sale?
Ohio conveyance fee is $1 per $1,000 of the sale price, plus up to $3 per $1,000 a county may add. When you sell to us, we pay it.
Do I have to clean out or repair the inherited house?
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. No cleanout is required to sell to us.
How soon will I get a written cash offer?
We give written cash offers in 24 hours.
Talk with us about the inherited Dayton house
Call 888-274-5006 or use the form to share the address and what you know about the estate.
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.