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. If there are belongings your family wants to keep, tell us; the written terms can identify what remains at closing.
Property taxes, utilities, insurance, and upkeep can keep costing money while the estate holds the house. You can ask about a sale without first taking on repairs or clearing the contents.
What happens next
Talk through the house
Tell us about the Eaton house and whatever you know about the estate.
Review a written offer
We give written cash offers in 24 hours.
Close through a title company
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 may keep after the costs
Use the Eaton calculator to compare a written as-is offer with estimated net proceeds from listing.
Open the Eaton home-sale net-proceeds calculator →Ohio estate rules, signing authority, and taxes
Usually, an inherited house can be sold before probate is finished. If the will gives the executor—the person appointed to handle the estate—the 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 the executor 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—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 not available 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 it like any owner under Ohio Rev. Code § 5302.22 and § 5302.222.
Ohio charges a conveyance fee when a house sells. State law sets a fee of $1 per $1,000 of the price, and a county may add up to $3 per $1,000 under Ohio Rev. Code § 319.54 and § 322.02. Ask the Preble County Auditor about the county fee.
Ohio conveyance fee. When you sell to us, we pay it.
Mortgage balances, liens, back taxes, and your share of current property taxes are separate. When you sell to us, we pay the closing costs. No agent commissions when you sell to us. No fees.
Local estate and property-record help
If you need an estate attorney, we can help you find one.
Preble County Juvenile and Probate Court
Preble County probate court, at 101 E. Main Street, Courthouse 2nd Floor, Eaton, OH 45320.
Open the official office website →Preble County Auditor
Questions about Preble County parcel values and the Ohio conveyance fee.
Open the official office website →Preble County Treasurer
Questions about a Preble County property-tax account.
Open the official office website →Preble County Recorder
Deed recording and recorded-index information for Preble County properties.
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 house in Eaton
Inherited-property questions
Can I sell an inherited Ohio house before probate is finished?
Usually, yes. If the will gives the appointed executor power to sell, the executor can sign without a court order under Ohio Rev. Code § 2113.39. If it does not, a written-consent option may be available under § 2127.011. A beneficiary named in a recorded transfer-on-death designation can sell after recording an affidavit under §§ 5302.22 and 5302.222.
Who can sign for an inherited house?
The appointed executor can sign without a court order when the will gives that power. Otherwise, unless the will forbids it, the surviving spouse and all beneficiaries named in the will—or all heirs if there is no will—can use the written-consent option if they file consent with the probate court, the sale price is at least 80% of the house’s appraised value in the approved inventory, and none is under 18. A beneficiary named in a recorded transfer-on-death designation can sell after recording an affidavit.
What if the will does not give the executor power to sell?
Unless the will forbids it, another option may avoid a court sale: the surviving spouse and all beneficiaries named in the will—or all heirs if there is no will—give written consent, those consents are filed with the probate court, and the price is at least 80% of the house’s appraised value in the approved inventory. This consent option is not available if the surviving spouse or any beneficiary or heir is under 18 (Ohio Rev. Code § 2127.011).
Can a transfer-on-death designation keep a house out of probate?
If the former owner recorded a transfer-on-death designation, the house may pass outside probate. The beneficiary records an affidavit and can sell it like any owner under Ohio Rev. Code §§ 5302.22 and 5302.222.
Do I need to clean out or repair the inherited house first?
No cleanout, repairs, or hauling away a lifetime of belongings is required to sell to us—we take the house as it is. We buy houses as-is, in any condition, with no repairs, no cleaning, and no cleanout required to sell to us. Tell us what the family wants to keep so the written terms can identify what remains at closing.
Can I sign 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.
How soon will I get a written cash offer?
We give written cash offers in 24 hours.
Talk through the inherited Eaton house
Call 888-274-5006 or use the form to tell us about the address, the house, and what you know about the estate.
We give written cash offers in 24 hours.
Share the property address and what you know about the estate.