What we do with the house and its contents
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. You can set aside belongings you want to keep and leave the rest for us to handle as part of the sale.
While an estate holds a house, carrying costs can include property taxes, insurance, utilities, upkeep, and any mortgage payment. You do not have to take on repairs, cleaning, or a cleanout before selling to us.
What happens next
1. Talk through the property
Share the address, condition, access, belongings you want to keep, and timing. Tell us what estate papers you have and what is still being confirmed.
2. Review written terms
We give written cash offers in 24 hours. You can read the written offer and terms before you commit and compare your options.
3. Close through a title company
If you choose to proceed, the title company reviews the deed, estate authority, and closing documents with the appropriate people.
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 keep
Compare the written offer with a listing estimate after costs, using assumptions that fit the house. A sale price by itself does not show what the estate keeps.
Open the Hillsdale home-sale net proceeds calculator →Michigan estate rules and transfer taxes
Often, yes: an appointed personal representative can generally sell estate real estate during administration without a separate court order, while acting for the estate and following the will and any court restrictions. That can let an estate sell before probate is finished. A state or county public administrator needs court approval before selling estate real estate.
Being named in a will does not by itself give someone the personal representative's powers. The deed, will, current appointment papers, and any court restrictions determine who may sign and what the title company needs. 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.
Michigan law covers appointment and letters, a personal representative's powers over estate property, sale authority, and supervised administration. Read MCL 700.3103, MCL 700.3711, MCL 700.3715, and MCL 700.3504.
For an ordinary taxable sale, Michigan state real estate transfer tax is $3.75 for each $500 of the property's value at the time of sale, or part of $500. Hillsdale County's real estate transfer tax is generally another 55 cents for each $500, or part of $500. The seller is generally responsible under state law. State and county exemptions are separate, so the county, sale value, and any exemption need to be checked for the actual sale. See the Michigan state transfer-tax statutes and county transfer-tax statutes.
When you sell to us, we pay the closing costs, including Michigan state and county real estate transfer taxes. This does not pay your mortgage, liens, back taxes, or share of current property taxes.
Hillsdale County estate, deed, and tax offices
The probate court, Register of Deeds, county treasurer, and city assessor handle different records. The county assessment directory lists Hillsdale City and Hillsdale Township separately; use the property address to identify the right assessing office.
If you need an estate attorney, we can help you find one.
Hillsdale County Probate & Family Court
29 N. Howell St., Room 3, Hillsdale, MI 49242 · (517) 437-4643. Contact the court about the local probate docket and estate case route.
Open the official office page →Hillsdale County Register of Deeds
33 McCollum St., Room 212, Hillsdale, MI 49242 · (517) 437-2231. Use this office for recorded-document searches and recording requirements.
Open the official office page →Hillsdale County Treasurer
33 McCollum St., Room 205, Hillsdale, MI 49242 · (517) 437-4700. The county is a contact for delinquent real-property-tax information.
Open the official office page →City of Hillsdale Assessor
(517) 437-6455. The City Assessor page covers assessment and property-tax information for addresses within City boundaries.
Open the official office page →Hillsdale County Assessment Services
33 McCollum St., Room 223, Hillsdale, MI 49242 · (517) 439-9166. The county directory lists Hillsdale City and Hillsdale Township as separate local units.
Open the official office page →Questions and contact
Questions about selling an inherited house in Hillsdale
Can I sell an inherited Michigan house before probate is finished?
Often, yes. An appointed personal representative can generally sell estate real estate during administration without a separate court order, while acting for the estate and following the will and any court restrictions. A state or county public administrator needs court approval before selling estate real estate. The deed, will, and current appointment papers determine who may sign; being named in a will does not by itself give someone the personal representative's powers. 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.
Who can sign for an inherited Hillsdale house?
The appointed personal representative is the starting point. The deed, will, current appointment papers, and any court restrictions determine who may sign and what the title company needs. A state or county public administrator needs court approval before selling estate real 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.
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. The deed and current estate authority still need to be confirmed for the property. 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.
Do I need to clear the house or make repairs first?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. You can set aside belongings you want to keep; the written terms can identify what remains with the house.
Can I sign from outside Michigan?
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 transfer taxes apply to a Hillsdale County house sale?
For an ordinary taxable sale, Michigan state real estate transfer tax is $3.75 for each $500 of the property's value, or part of $500. Hillsdale County's real estate transfer tax is generally another 55 cents for each $500, or part of $500. The seller is generally responsible under state law. State and county exemptions are separate, so the county, sale value, and any exemption need to be checked for the actual sale. When you sell to us, we pay the closing costs, including Michigan state and county real estate transfer taxes. This does not pay your mortgage, liens, back taxes, or share of current property taxes.
What happens after I ask about an offer?
We talk through the property and the information you have about the estate. We give written cash offers in 24 hours, with written terms before you commit. If you choose to proceed, the closing is handled through a title company.
Related Hillsdale information: seller resources and frequently asked questions.
Talk with us about the inherited house
Call 888-274-5006 or tell us about the property. USA Home Buyers buys houses as-is in Hillsdale and Hillsdale County, Michigan.
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.