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 buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
You can choose what the family wants to keep and discuss the remaining contents in the written terms. You do not need to empty or repair the house before asking about a sale.
While a house is still being held, carrying costs can include utilities, insurance, upkeep and property taxes, plus a mortgage payment if there is one. Those costs can continue while the estate is being settled; the house’s history or the family’s plans do not change the sale steps.
What happens next
Talk through the property
Share the Decatur address, the house’s condition, what remains inside and what you know about the estate. Call 888-274-5006 or send the details through the form.
Review a written offer
We give written cash offers in 24 hours. Read the offer and terms before you decide whether to sell.
Close through a title company
If you choose to proceed, a title company reviews the estate and property records and coordinates closing. Your estate documents determine who has authority to sign and can affect the timing.
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
Compare a written offer with an estimate of what listing might leave after repairs, cleanout, monthly bills and closing costs. Adjust the assumptions for the house and estate.
Open the Decatur home-sale net-proceeds calculator →Indiana estate rules and closing costs
Often, yes. A court-appointed personal representative in an unsupervised Indiana estate can generally sell estate property without a separate sale order, subject to Indiana Code § 29-1-7.5-2(d). A will may also give the representative power to sell; if neither applies, a court order may be needed. The appointment, will or court restrictions can affect who has authority to sell.
A valid transfer-on-death deed recorded before the owner's death may pass the house to the named beneficiary outside probate. The recorded deed and property records determine whether that route applies.
When you sell to us, we pay the closing costs. That does not pay a mortgage balance, liens, back taxes or your share of current property taxes; those are separate. For estate or income-tax questions, a tax professional can review the estate’s records.
Indiana sources: personal-representative sale authority, § 29-1-7.5-3(a)(25), subject to § 29-1-7.5-2(d), will authority to sell, §§ 29-1-15-2 and 29-1-15-3, and transfer-on-death deeds, § 32-17-14-11.
Local estate, deed and tax offices
Decatur is in Adams County; county staff can confirm which office handles a question about a particular property.
If you need an estate attorney, we can help you find one.
Adams County Circuit Court
For Adams County court questions, call 260-724-5307.
Circuit Court information →Adams County Clerk’s Office and Probate
For questions about estate cases and probate forms, call 260-724-5309.
Adams County Probate information →Adams County Recorder
For questions about recorded deeds and recording, call 260-724-5343.
Recorder’s Office information →Adams County Auditor
For property-tax record questions, call the Auditor at 260-724-5303.
Auditor’s Office information →Adams County Assessor
For assessment and property-record questions, call 260-724-5301.
Assessor’s Office information →Adams County Treasurer
For real-estate property-tax payment questions, call 260-724-5353.
Treasurer’s Office information →Questions about selling an inherited house
Inherited-property questions
Can I sell an inherited Indiana house before probate is finished?
Often, yes. A court-appointed personal representative in an unsupervised estate can generally sell estate property without a separate sale order, subject to Indiana law. A will may also give the representative a power to sell. If neither route applies, a court order may be needed. Check the appointment, will, deed and any court restrictions before setting a closing date.
Who can sign for an inherited house?
A court-appointed personal representative in an unsupervised estate can generally sell estate property without a separate sale order. A will may also give the representative a power to sell. If neither route applies, a court order may be needed.
Do I have to put the 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.
Can a transfer-on-death deed pass the house outside probate?
A valid transfer-on-death deed recorded before the owner's death may pass the house to the named beneficiary outside probate. The recorded deed and property records determine whether that route applies.
Do I need to clear out belongings or make repairs 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. You can decide which belongings to keep and discuss the rest as part of the written terms.
Who pays closing costs, and what happens to taxes or liens?
When you sell to us, we pay the closing costs. That does not pay a mortgage balance, liens, back taxes or your share of current property taxes; those are separate. For estate or income-tax questions, a tax professional can review the estate’s records.
Can I sign from outside Indiana?
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.
How soon will I get a written offer?
We give written cash offers in 24 hours.
Talk about the inherited Decatur house
USA Home Buyers buys houses as-is in Decatur and Adams County. Call 888-274-5006 or use the form to ask for a cash offer.
We give written cash offers in 24 hours.
Share the property address and what you know about the estate.