We buy the house and handle the contents
An inherited house can keep bringing property-tax, insurance, utility, upkeep, and mortgage bills while the estate is being handled. Which costs continue 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 belongings you want to keep; tell us what you want left, and the written terms can address the contents and access. You do not have to clean out or repair the house to sell it to us.
What happens next
1. Talk through the house
Share the Lewisburg address, the house’s condition, what is still inside, and what you know about the estate. You can call before you have the estate papers in hand.
2. Review the written offer
We'll give you a written cash offer within 24 hours. You get written terms before you commit and can review them before deciding.
3. Close through a title company
If you choose to proceed, the title company reviews the closing file and confirms the documents and signatures needed for this 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.
Compare what you may keep
Compare a possible listing result with what you might actually net after costs. The calculator lets you adjust assumptions for the house.
Open the Lewisburg home-sale net-proceeds calculator →Pennsylvania estate rules and taxes
Who can sign for the estate
For most estates, Pennsylvania law lets the executor 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. Letters testamentary or letters of administration are the papers from the Register of Wills showing who can sign for the estate. You can call us before you have them in hand.
If Pennsylvania law or the will does not authorize the executor to sell, the executor can ask the county's Orphans' Court for permission under 20 Pa.C.S. § 3353. 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. This route is less common than people fear; you can call us before you know which applies.
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.
Pennsylvania inheritance tax
The rate depends on who inherits. A spouse pays 0%. A parent inheriting from a child age 21 or younger pays 0%. A child age 21 or younger inheriting from a parent who died in 2020 or later also pays 0%. Children, grandchildren, and other direct descendants pay 4.5%; brothers and sisters pay 12%; and most other heirs pay 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.
Transfer tax and closing costs
Pennsylvania charges a state realty transfer tax, and local tax may apply too. The amount depends on the transaction and local rules; the Union County Recorder of Deeds is a local route for transfer-tax questions. When you sell to us, we pay the closing costs. When you sell to us, we pay the transfer tax.
This does not pay your mortgage, liens, back taxes, or your share of current property taxes.
Union County estate and deed help
These offices handle different records. The Register of Wills is an estate-probate route, the Court of Common Pleas page gives general Orphans' Court routing, and the Recorder of Deeds handles recorded property documents and transfer-tax collection inquiries.
Union County Register of Wills
Use the Register of Wills for estate-probate and estate-record inquiries. The county lists the office at the Union County Courthouse, 103 South Second Street, Lewisburg, PA 17837.
Register of Wills ↗Union County Court of Common Pleas
The county page lists Orphans' Court matters and provides a courthouse contact route. It is general routing, not a case-specific decision about venue or court approval.
Court of Common Pleas ↗Union County Recorder of Deeds
Ask about recorded property documents and transfer-tax collection. The county lists the office at the Union County Courthouse, 103 South Second Street, Lewisburg, PA 17837.
Recorder of Deeds ↗Lewisburg Borough tax information
The Borough tax page identifies its real-estate tax-collector route for Borough tax questions.
Borough tax information ↗If you need an estate attorney, we can help you find one.
A Pennsylvania seller’s experience
Testimonials are real, from our transactions, verified and approved by our attorneys. This seller's transaction was in State College, not Lewisburg.
“I inherited my dad's place in Holmes-Foster after he passed. It's a great neighborhood, but the house needed a new roof and the kitchen was from 1978. I didn't have the time or money to rehab it from out of state. USA Home Buyers bought it as-is. The probate piece was complicated and they worked around it with no drama.”
Questions about selling an inherited house
Inherited-property questions in Lewisburg, PA
Can I sell the inherited house before putting it in my own 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. 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 house in Pennsylvania?
For most estates, Pennsylvania law lets the executor sell the house without going to court. If the will leaves the house to one specific person, that person signs too. Letters testamentary or letters of administration from the Register of Wills are the papers showing who can sign. The will, current letters, deed, and title requirements determine what applies to a particular sale.
What if the executor is not authorized to sell?
If Pennsylvania law or the will does not authorize the executor to sell, the executor can ask the county's Orphans' Court for permission. 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 it. You can call us before you know which route applies.
What inheritance tax may apply in Pennsylvania?
Pennsylvania inheritance tax depends on who inherits: a spouse pays 0%; children, grandchildren, and other direct descendants generally pay 4.5%; brothers and sisters pay 12%; and most other heirs pay 15%. A parent inheriting from a child age 21 or younger pays 0%, as does a child age 21 or younger inheriting from a parent who died in 2020 or later. The tax is owed from the date of death; paying within three months takes 5% off, and it becomes late after nine months.
Who pays the transfer tax and closing costs if I sell to you?
When you sell to us, we pay the closing costs. When you sell to us, we pay the transfer tax. This does not pay your mortgage, liens, back taxes, or share of current property taxes.
Do I have to clean out or repair 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. You can tell us what you want to keep, and the written terms can address what remains in the house.
Can I sign the sale papers 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. The estate and title professionals still confirm who has authority to sign.
What happens after I ask about an offer?
We'll give you a written cash offer within 24 hours. You can review the written offer and written terms before you commit. If you choose to proceed, closing is through a title company.
Related Lewisburg resources
Talk with us about the inherited Lewisburg house
Call 888-274-5006 or use the form to share the 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.
Share the property address and what you know about the estate.