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. Your family can take the belongings it wants to keep; you do not have to empty every room before asking about a sale.
While an estate is being handled, property-tax, utility, insurance, maintenance, and mortgage bills may continue. We can discuss the house as it is, without asking you to repair it or clean it out first.
What happens next
- Talk through the property. We talk about the house, its condition, and where the estate is in the process. We work with executors and estates regularly.
- Review written terms. We give written cash offers in 24 hours. You get a written offer and written terms before you commit, and we close through a title company.
- Plan the closing. 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.
What you keep
No fees. No agent commissions when you sell to us. Compare a written offer with an estimate of what a listing might leave after costs. Adjust the assumptions for your property in the Hannibal home-sale net-proceeds calculator.
Open the Hannibal home-sale net-proceeds calculator →Missouri estate rules and taxes
For estate property, the court-appointed personal representative signs for the estate. In independent administration, the representative can generally sell estate real estate without a court order, within the will’s limits and for the estate’s benefit. In supervised administration, the representative petitions for a court order; notice goes to heirs and devisees, and after the sale the representative files a report for court approval. Interested persons may object before approval. If the will gives the executor a power to sell, the executor may sell under that power.
To give the buyer clear title, a mortgage, lien, or estate claim must be paid or released.
Missouri’s official statutes describe these estate-sale routes:
- RSMo §473.783 — independent administration without a court order
- RSMo §473.810 — powers of an independent personal representative
- RSMo §473.460 — sale of estate property under court order
- RSMo §473.493 — petition and notice for a real-estate sale
- RSMo §473.513 — report of sale, objections, and approval
- RSMo §473.457 — sale under a power in the will
Transfer taxes and recording
Missouri’s constitution bars the state, counties, and other local governments from imposing new taxes on a real-estate sale or transfer after December 2, 2010. State law sets deed-recording fees at $5 for the first page and $3 for each additional page, plus other per-document fees. The title company or closing professional can confirm the exact recording charges.
Your mortgage, liens, back taxes, and share of current property taxes are separate. When you sell to us, we pay the closing costs.
- Missouri Constitution, Article X, §25 — real-estate transfer taxes
- RSMo §59.310 — deed recording fee per page
- RSMo §59.319 — recorder user fee
- RSMo §59.800 — additional recording fee
Not sure which estate process applies? Call us — we'll sort it out with you.
Local estate and deed help
If you need an estate attorney, we can help you find one.
Hannibal, Palmyra, and Monroe City each have a separate city tax-collection jurisdiction.
Marion County Circuit Clerk
For probate or court-record questions, the county lists separate District 1 and District 2 offices. The clerk can tell you which office has the estate case.
Circuit Clerk District 2 →Circuit Clerk District 1 →Marion County Recorder of Deeds
The Recorder maintains recorded deeds and other county land records.
Visit the Recorder of Deeds →Marion County Collector of Revenue
Find county property-tax collection information.
Visit the Collector of Revenue →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
Inherited-property questions for Hannibal, Missouri
Can I sell an inherited Hannibal house before probate is finished?
For estate property, the court-appointed personal representative signs for the estate. In independent administration, the representative can generally sell estate real estate without a court order, within the will’s limits and for the estate’s benefit. In supervised administration, a court order generally comes first.
Who can sign for an inherited house?
The personal representative appointed by the probate court signs for the estate. If the will gives the executor a power to sell, the executor may sell under that power.
What happens if the estate is supervised?
A sale in supervised administration generally follows a court order. The personal representative petitions to sell, notice goes to heirs and devisees, and after the sale the representative files a report for the court to approve. Interested persons may object before approval.
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.
What transfer taxes and recording fees apply in Missouri?
Missouri’s constitution bars the state, counties, and other local governments from imposing new taxes on a real-estate sale or transfer after December 2, 2010. State law sets a deed recording fee of $5 for the first page and $3 for each additional page, plus other per-document fees. Your mortgage, liens, back taxes, and share of current property taxes are separate. When you sell to us, we pay the closing costs.
Do I have to clean out or repair the house first?
No. Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. You can take the things your family wants to keep; no repairs, cleaning, or cleanout are required to sell to us.
Can I sign if I live outside Missouri?
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.
We give written cash offers in 24 hours.
Send the property details to get started.
We give written cash offers in 24 hours.
Tell us the address and what the estate needs to sell.