We buy the house and handle the contents
A house can keep bringing bills while an estate is being settled: property taxes, insurance, utilities, upkeep, and any mortgage payments may continue. Which costs apply 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 items you want to keep; no cleaning, repairs, or cleanout is required to sell to us.
Tell us about the Hamilton house and its contents 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. You can call to talk through the property without having every estate question answered first.
2. Review the written offer
We give written cash offers in 24 hours. You get the written offer and written terms before you commit.
3. Close through a title company
If you choose to proceed, the title company handles the closing documents and settlement for the 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.
What you keep: compare your options
Compare a possible listing result with what you might actually net after costs. Change the assumptions for your house in the calculator.
Hamilton 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 the conveyance fee
Usually, yes: an inherited house may be sold before probate is finished. If the will gives the executor 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 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, file those 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 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 as an owner under Ohio Rev. Code §5302.22 and §5302.222.
We help coordinate the sale, but we do not provide legal advice. The title company or a qualified attorney can confirm who has authority to sign for the estate.
Ohio conveyance fee
Ohio law sets a state conveyance fee of $1 per $1,000 of the sale price and permits a county to add up to $3 per $1,000 under Ohio Rev. Code §319.54 and §322.02. Ask the Butler County Auditor about the Ohio conveyance fee that applies to the property. When you sell to us, we pay it.
Butler County estate and deed offices
The Butler County Probate Court is at 101 High Street in Hamilton. The County Auditor handles deed-transfer and conveyance questions; the Recorder handles deed recording. Match the office to the estate or property record you need.
Butler County Probate Court
101 High Street, Hamilton, OH 45011 · (513) 887-3294. The court provides estate information, filings, court records, and contact details.
Butler County Auditor
130 High Street, 3rd Floor, Hamilton, OH 45011 · (513) 887-3154. Ask the Auditor about deed transfer and the conveyance fee for a parcel.
Auditor deed-transfer information →Butler County Recorder
Administration Building, 130 High Street, 2nd Floor, Hamilton, OH 45011 · (513) 887-3192. The Recorder provides real-estate document recording information.
Recorder recording information →Butler County Treasurer
315 High Street, 10th Floor, Hamilton, OH 45011 · (513) 887-3181. The Treasurer handles real-estate tax payments and delinquent-tax information.
Treasurer real-estate tax information →If you need an estate attorney, we can help you find one.
For seller experiences, read our Hamilton-area reviews.
Questions and contact
Inherited-house questions
Can you sell an inherited house in Ohio before probate is finished?
Usually, yes. If the will gives the executor 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 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, file those 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 consent option is unavailable if the surviving spouse or any beneficiary or heir is under 18 (Ohio Rev. Code §2127.011).
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. We help coordinate the sale, but we do not provide legal advice. The title company or a qualified attorney can confirm who has authority to sign for the estate.
Can an inherited house pass outside probate in Ohio?
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.
Who can sign for an inherited house if there is no will?
Ohio’s written-consent option may apply unless the will forbids it: the surviving spouse and all heirs give written consent, 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. That option is unavailable if the surviving spouse or any heir is under 18 (Ohio Rev. Code §2127.011). The estate and title records determine which route fits the property.
Can I sell the house if I live 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.
Do I have to repair or clean out 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.
How soon will I get a written cash offer?
We give written cash offers in 24 hours.
Who can confirm who has authority to sign for the estate?
We help coordinate the sale, but we do not provide legal advice. The title company or a qualified attorney can confirm who has authority to sign for the estate.
Talk with us about the inherited Hamilton house
Call 888-274-5006 or use the form to share the property 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.
We'll give you a written cash offer within 24 hours.