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. You decide what you want to keep; discuss the contents and what stays before you commit so the written terms are clear.
While the house remains in the estate, property taxes, insurance, utilities, and upkeep can keep adding to the carrying costs. You do not have to finish repairs, cleaning, or a cleanout to sell to us.
What happens next
- Tell us the property address, what you know about its condition and contents, and what estate papers are available. You can call or use the form above.
- We talk through the house and your questions, then give you a written cash offer within 24 hours.
- If you want to proceed, you get the written offer and written terms before you commit. A title-company closing handles the transfer and confirms the documents and signatures needed for this estate.
When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes, and share of current property taxes are 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 may keep
Compare a written offer with the amount you may net from a listing after commissions, repairs, carrying costs, and other sale expenses. Change the assumptions to match the house and the estate.
Open the Holland net-proceeds calculator →Michigan estate authority and transfer taxes
The person who can sign depends on the estate appointment, deed, and any court orders—not family role alone. A Michigan personal representative’s powers begin on appointment; being named in a will does not by itself give current signing authority. Check current, certified Letters of Authority (SCAO Form PC 572) for real-estate limits, other restrictions, expiration, and whether the letters remain in force. 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.
Probate venue and the land’s county are separate checks. For a person domiciled in Michigan, the first testacy or appointment proceeding is in the county where they were domiciled at death; a separate property-location rule applies to a nonresident. Holland-area property may be in Allegan or Ottawa County, so a Holland ZIP code alone does not identify either the right probate court or the deed office. Match the property address and parcel to its county, and separately confirm the decedent’s domicile and estate file.
For a covered, nonexempt transfer, Michigan’s state real-estate transfer tax is $3.75 per $500 or fraction of $500 of value. The county statute sets a 55¢ rate per $500 or fraction under its population branch for counties below two million. State and county exemptions differ; the deed, filing county, value, and exact transfer decide what applies. An estate-to-heir transfer and a later sale to a buyer are not automatically covered by the same exemption. State law names the seller or grantor as liable for state transfer tax; review the contract’s allocation and any exemption with the closing professional.
Michigan has a $30 statewide baseline to enter and record a document, subject to additions and exceptions. After transfer, the new owner files Michigan Form 2766 with the assessor for the city or township where the property is located within 45 days. The actual tax and recording total depends on the deed, value, exemptions, county, and any additional filings.
When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes, and share of current property taxes are separate.
Local estate and deed offices, plus reviews
If you need an estate attorney, we can help you find one.
Ottawa County Probate Court
For an Ottawa County estate route, the court lists 414 Washington Ave, Room 200, Grand Haven, MI 49417 and (616) 786-4110. Use this office only when the estate’s venue points to Ottawa County.
Ottawa Probate Court ↗ · Ottawa estate administration information ↗
Find the county for the deed
A Holland-area parcel may be in either county. Confirm the parcel county before using a Register of Deeds office; do not use Ottawa court details for an Allegan County estate.
Allegan County Register of Deeds ↗ · Ottawa County Register of Deeds ↗ · City of Holland Mapping and GIS ↗
Read USA Home Buyers reviews and company information. Reviews are not a substitute for the written terms and title-company closing on your sale.
Related Holland resources
Questions about selling an inherited house
Can I sell the house in the estate’s name?
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 appointment, current Letters of Authority, title, and any court order determine who may sign. 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 a Michigan estate?
A personal representative’s authority starts with appointment; being named in a will is not enough by itself. Review the current Letters of Authority for real-estate limits, other restrictions, expiration, and whether the letters remain in force. The title and estate documents still control.
Does a Holland address tell me which probate court to use?
No. For a person domiciled in Michigan, the first estate appointment or testacy proceeding is in the county where they were domiciled at death. The property’s county is a separate question: Holland-area land may route through Allegan or Ottawa County. A separate rule applies when the decedent was domiciled outside Michigan.
Can I use Michigan’s small-estate affidavit to transfer a house?
No. Michigan’s sworn-statement route for a small estate requires that the estate not include real property, so it is not a shortcut for selling a house. A different court-order route may be available only when its statutory conditions are met and the court has entered the order.
What transfer taxes and recording costs may apply?
For a covered, nonexempt transfer, Michigan’s state real-estate transfer tax is $3.75 per $500 or fraction of $500 of value. The county statute sets a 55¢ rate per $500 or fraction under its population branch for counties below two million. The deed, filing county, value, and exemptions determine how the taxes apply; an estate transfer and a later sale to a buyer are not automatically treated the same. Michigan also has a $30 statewide recording baseline, subject to additions and exceptions.
Can I sell from another state?
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. Remote signing does not change who has authority to sign or the title and estate requirements.
How soon will I get a written cash offer?
We give written cash offers in 24 hours.
Who pays closing costs when I sell to you?
When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes, and share of current property taxes are separate.
Talk with us about the house
Call 888-274-5006 or send the property address using the form. We buy houses as-is in Holland and across Allegan and Ottawa counties.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.
Michigan estate and transfer-tax questions depend on the current estate file, deed, and parcel records. Confirm who may sign and how the transfer applies with the title company or a qualified attorney.