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 can talk through what the family wants to keep and include the contents plan in the written terms.
Until a sale closes, bills for the house can include a mortgage, utilities, insurance, upkeep, and property taxes.
What happens next
- We talk about the address, condition, contents, timing, and what estate documents you have.
- We give you a written cash offer within 24 hours. You get the written offer and written terms before you commit.
- If you choose to proceed, the sale closes through a title company. The title company reviews the estate and property records and confirms the documents and people needed for closing.
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.
What you keep after the sale
Compare what you might keep from a written as-is offer with an estimate for listing the house. Account for the costs and assumptions that can change your net, not just the sale price.
Use the Elko net-proceeds calculator →Nevada estate rules, signing, and taxes
For a sale through the estate, no one can sign for it until a personal representative has qualified. If there is a will, the court issues letters testamentary to the executor. If there is no will, the court issues letters of administration to an administrator under Nevada's priority rules. A family relationship alone does not give someone authority to sell. Before qualifying, a person can take only limited steps, such as paying funeral costs and protecting the property. See Nevada's rules on qualifying to act and priority for an administrator.
In most estates, the court confirms a house sale before title passes. Notice is usually published, and a private sale generally needs an appraisal from the past year. With full authority under Nevada's independent-administration law, a personal representative can generally sell without court confirmation after interested people receive notice; an objection sends the sale back to court. A sale below 90% of appraised value needs all interested people's written consent and court confirmation. See the state rules for court-confirmed sales and independent administration.
A court can order summary administration for an estate worth $500,000 or less after mortgages and liens; this can skip sale confirmation, but the sale-notice rules still apply. A court may also set aside an estate worth $150,000 or less without full administration. These are estate-value thresholds, not automatic property-price cutoffs. Heirs can sign as owners after a court order, such as an order of distribution, gives them the house; the personal representative must record that order with the county recorder. See Nevada's rules for summary administration, setting aside a small estate, and an order of distribution.
Nevada charges real property transfer tax when a deed is recorded, for each $500 of value or part of $500. The value is generally the full purchase price, and the rate varies by county. Buyer and seller are each responsible by law for the whole tax, although the contract can allocate who pays; the county can collect from either one.
When you sell to us, we pay the closing costs, including Nevada's real property transfer tax. Your mortgage, liens, back taxes, and share of current property taxes are separate.
Read the Nevada real property transfer-tax law and the Nevada Department of Taxation guidance.
Local estate and property-record help
If you need an estate attorney, we can help you find one.
Elko County Courts
Elko County District Court handles probate matters in the county.
Elko County Courts →Elko County Recorder
The Recorder handles deeds and other recorded land documents.
Elko County Recorder →What our sellers say
“LISTEN, PROPERTY TAXES GOT TOO HIGH FOR MY FIXED INCOME. SOLD IT TO THEM. WALKED AWAY WITH CASH. GLAD IT'S OVER.”
“Facing foreclosure ... Very stressful time... They handled it professionally and got me out of the debt...”
“no open houses. no realtors tracking dirt in. just a straight cash sale for our house so we could move. Glad it's over.”
Questions and contact
Inherited-property questions
Can I sell an inherited Nevada house before the estate is finished?
Often, yes, once a personal representative has qualified to act for the estate. In most estates, the court must confirm the house sale before title passes. Full-authority independent administration or court-approved summary administration may avoid confirmation, but notice and other estate rules can still apply.
Who can sign for an inherited house in Nevada?
For a sale through the estate, the court-appointed personal representative signs after qualifying. With a will, the court issues letters testamentary to the executor; without a will, it issues letters of administration to an administrator under Nevada’s priority rules. Being a relative, heir, or person named in a will does not by itself give someone authority to sell for the estate.
Does every Nevada probate sale need court confirmation?
No. In most estates, the court confirms a sale before title passes. A personal representative with full authority under Nevada’s independent-administration law can generally sell without confirmation after required notice; an objection sends the sale back to court. Summary administration can also skip confirmation, while sale-notice rules still apply. The estate file determines which route applies.
Do I have to put the house in my own name before selling it?
Not necessarily. You can sell in the estate’s name once the estate is opened — no need to put the house in your own name first. The title company or a qualified attorney can confirm who has authority to sign and what deed the closing requires.
What happens to the belongings in an inherited house?
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. We can talk through what the family wants to keep and include the contents plan in the written terms.
What transfer tax applies when an Elko house sells?
Nevada charges real property transfer tax when a deed is recorded, for each $500 of value or part of $500; the rate varies by county. Buyer and seller are each responsible by law, although the contract can allocate who pays. When you sell to us, we pay the closing costs, including Nevada’s real property transfer tax. Your mortgage, liens, back taxes, and share of current property taxes are separate.
Can I sign if I live outside Nevada?
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. The estate and title professionals still confirm the required documents and signing authority.
How soon will I get a written offer?
We give written cash offers in 24 hours. You receive written terms before you commit, and a title company handles closing. Estate authority, title, and the property records still determine whether a sale can proceed.
Call 888-274-5006 to talk about the inherited house, or send the address using the form below.
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.