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 items the family wants to keep, tell us so we can discuss the remaining contents and written terms.
Mortgage payments, property taxes, insurance, utilities, and upkeep can keep adding to the cost of holding an inherited house.
What happens next
- Tell us the property address and whatever you know about its condition and contents. If you have estate papers, we can look at them together; if you do not, call anyway.
- We review the property and give you a written cash offer within 24 hours.
- You get written terms before you commit, and we close through a title company.
When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes, and share of current property taxes remain separate.
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 might keep
Use your own numbers to compare a written cash offer with what you might keep after selling another way, including costs to hold the house.
Open the Hermitage home-sale net-proceeds calculator →Pennsylvania estate rules and taxes
In most Pennsylvania estates, the executor — the person appointed to handle the estate — can sell the house without going to court under 20 Pa.C.S. § 3351. If the will leaves the house to one specific person, that person signs too.
If the executor is not authorized to sell under Pennsylvania law or the will, the executor can ask the county’s Orphans’ Court for permission to sell, including a house specifically left to someone. The court decides whether the sale is desirable for the estate’s administration and distribution. A missing signature alone does not mean the court will approve a sale. See 20 Pa.C.S. § 3353.
“Letters testamentary” or “letters of administration” are papers from the county Register of Wills that show who can sign for the estate. You can call us before you have them in hand.
Pennsylvania inheritance tax
Pennsylvania inheritance tax depends on who inherits. These rates and relationship categories come from the Pennsylvania Department of Revenue:
| Who inherits | Pennsylvania inheritance tax |
|---|---|
| Spouse | 0% |
| Parent inheriting from a child age 21 or younger | 0% |
| Child age 21 or younger inheriting from a parent who died in 2020 or later | 0% |
| Children, grandchildren, and other direct descendants | 4.5% |
| Brothers and sisters | 12% |
| Most other heirs | 15% |
The tax is owed from the date of death. Paying within three months takes 5% off, and it becomes late after nine months. Many families pay it from the house sale.
Pennsylvania realty transfer tax and closing costs
Pennsylvania charges a 1% state realty transfer tax on covered transfers; a local transfer tax may also apply. When you sell to us, we pay the transfer tax. See the Pennsylvania realty-transfer-tax information.
Mercer County estate and deed offices
Hermitage is in Mercer County. The Register of Wills handles estate proceedings, and the Recorder’s Office records deeds.
If you need an estate attorney, we can help you find one.
Mercer County Register of Wills & Clerk of Orphans’ Court
Handles probate and estate proceedings. Posted location: Clerk of Courts, 125 S. Diamond St., Suite 112, Mercer, PA 16137.
Mercer County Register of Wills & Orphans’ Court →Mercer County Recorders Office
Records deeds and other real-estate documents. Office: 125 S. Diamond Street, Suite 109, Mercer, PA 16137-0066.
Mercer County Recorders Office →Mercer County Tax Claim Bureau
Handles delinquent real-estate-tax collection and tax-sale information. Office: 125 S. Diamond Street, Suite 3, Mercer, PA 16137.
Mercer County Tax Claim Bureau →Mercer County Tax Assessment
Provides Mercer County real-property assessments and a public property-record search. Office: 125 S. Diamond Street, Suite 4, Mercer, PA 16137.
Mercer County Tax Assessment →What our sellers say
“After my mother passed, my brother and I inherited her house off Derry Street. Neither of us lives in Harrisburg anymore, and the thought of cleaning it out and making repairs before listing felt impossible. USA Home Buyers made us a fair offer and closed in 12 days. We didn't have to touch a thing.”
“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.”
Questions and contact
Questions about selling an inherited house in Hermitage, PA
Who can sign to sell an inherited house in Pennsylvania?
In most Pennsylvania estates, the executor — the person appointed to handle the estate — can sell the house without going to court under 20 Pa.C.S. § 3351. If the will leaves the house to one specific person, that person signs too.
What if the executor is not authorized to sell?
The executor can ask the county's Orphans' Court for permission to sell under 20 Pa.C.S. § 3353, including a house specifically left to someone in the will. The court decides whether the sale is desirable for the estate's administration and distribution. A missing signature alone does not mean the court will approve a sale.
What do letters testamentary or letters of administration show?
They are papers from the county Register of Wills that show who can sign for the estate. You can call us before you have them in hand.
How does Pennsylvania inheritance tax depend on who inherits?
Pennsylvania inheritance tax is 0% for a spouse; 0% for a parent inheriting from a child age 21 or younger; 0% for a child age 21 or younger inheriting from a parent who died in 2020 or later; 4.5% for children, grandchildren, and other direct descendants; 12% for brothers and sisters; and 15% for most other heirs. The tax is owed from the date of death. Paying within three months takes 5% off, and it becomes late after nine months.
Do I have to empty or repair the inherited house before selling to you?
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. You can tell us which belongings the family wants to keep and discuss what remains in the written terms.
Can I handle the sale from outside Pennsylvania?
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 happens after I ask about a cash offer?
Tell us the Hermitage property address and whatever you know about its condition and contents. If you have estate papers, we can look at them together; if you do not, call anyway. We give written cash offers in 24 hours. You get written terms before you commit, and we close through a title company.
For other local selling information, visit the Hermitage seller resources.
Talk through the inherited Hermitage property
Call 888-274-5006 or send the property address through the form.
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.