We buy the house and handle the contents
An inherited house can keep bringing property-tax, insurance, utility, upkeep, and mortgage costs while the estate is being handled. Which costs continue depends on the house and the estate.
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. You can take the belongings you want to keep; tell us what should stay, and the written terms can address the contents and access. You do not have to clean out or repair the house to sell it to us.
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What happens next
1. Talk through the house
Share the Effingham address, the house’s condition, what is still inside, and what you know about the estate. You do not need every estate question answered before you call.
2. Review the written offer
We'll give you a written cash offer within 24 hours. You can read the written offer and written terms before you commit.
3. Close through a title company
If you choose to proceed, the title company reviews the closing file and confirms the documents and signatures needed for this property and estate.
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. Adjust the assumptions for the house and the sale.
Open the Effingham home-sale net-proceeds calculator →Illinois estate rules and transfer taxes
Who can sign
Often, yes—you may be able to sell before probate is finished. An independent 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 for this independent-administration sale. In supervised administration, a sale may need probate-court permission. See the Illinois independent-administration rule and the statutes on the estate representative’s appointment and powers.
A valid transfer-on-death instrument may pass the property outside probate. The deed, will, and appointment papers determine who can sign and what is needed to close. Read the Illinois Real Property Transfer on Death Instrument Act and have the title company or a qualified attorney review the actual documents.
Illinois transfer taxes
For a taxable transfer, Illinois charges 50 cents for each $500 of taxable value, or part of $500. A county may add 25 cents for each $500, and some cities impose their own transfer taxes. Exemptions and taxable value can change the amount; the property’s actual county and city determine which local taxes apply. See the Illinois Department of Revenue’s real-estate transfer-tax guidance and the state transfer-tax statute.
When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes.
This does not pay a seller’s mortgage, liens, back taxes, or share of current property taxes.
Effingham County estate, deed, and tax offices
Effingham County Circuit Clerk / Courts
Use the county court-record route for current case and filing information. The deed, will, appointment papers, and estate record determine who may sign.
Effingham County Circuit Clerk and court records ↗Effingham County Clerk / Recorder
The county lists property records through its Clerk / Recorder. Use the recorded deed together with the title and estate papers when checking how the house is held.
Effingham County Recorder property records ↗Effingham County property assessment and tax offices
The Supervisor of Assessments handles assessment questions; the Treasurer is the county route for property-tax bills and payments.
Supervisor of Assessments ↗County Treasurer ↗Effingham County GIS & Maps
Effingham County GIS & Maps ↗If you need an estate attorney, we can help you find one.
Questions about selling an inherited house
Inherited-property questions in Effingham, IL
Can I sell an inherited Illinois house before probate is finished?
Often, yes. An independent estate representative can generally sell estate property without a separate court order if 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 for this independent-administration sale. In supervised administration, a sale may need probate-court permission. A valid transfer-on-death instrument may pass the property outside probate. The deed, will, and appointment papers determine who can sign and what is needed to close.
Who can sign for an inherited house in Effingham County?
The deed, will, and appointment papers show who may sign. An independent 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 for this independent-administration sale. Supervised administration may require probate-court permission. The title company or a qualified attorney can review the actual documents.
Do I have 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.
Can a transfer-on-death instrument pass a house outside probate?
A valid Illinois transfer-on-death instrument may pass the property outside probate. The recorded instrument, deed, and title record determine whether that route applies to this house.
Do I need 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. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You can keep the belongings you want; tell us what should remain, and the written terms can address the contents.
What transfer taxes and closing costs apply in Illinois?
For a taxable transfer, Illinois charges 50 cents for each $500 of taxable value, or part of $500. A county may add 25 cents for each $500, and some cities impose their own transfer taxes; the property’s actual county and city, taxable value, and any exemption matter. When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes. This does not pay a mortgage, liens, back taxes, or your share of current property taxes.
Can I sign from outside Illinois?
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. Signing remotely does not change who has authority to sell or what the title company needs for this property.
How soon will I get an offer, and what happens if I accept?
We’ll give you a written cash offer within 24 hours. You can review the written offer and written terms before you commit. If you choose to proceed, the closing is handled through a title company, which checks the property and estate documents needed for this sale.
Talk with us about the inherited Effingham house
Call 888-274-5006 or use the form to share the address and what you know about the estate.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the property address and what you know about the estate.