What we do with the house and its contents
We buy houses as-is in Lincoln and Logan County. 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. Tell us what the estate plans to keep, what remains in the house, and any access or safety details so they can be discussed in the written terms.
While an estate is being settled, a house may still bring carrying costs such as utilities, insurance, property taxes, and upkeep. You can compare those ongoing costs with the amount you would keep from a sale; there is no assumption that the house was unwanted.
What happens next
Call or send the property address. We will talk through the house’s condition, contents, occupancy, the estate paperwork you have, and your timing. We can answer questions about our offer and the steps involved.
We'll give you a written cash offer within 24 hours.
A written offer and written terms come before you commit; closing is through a title company. The title and estate documents help determine the proper signer and deed for the transaction.
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 might keep from a sale
Compare a direct sale with other choices using your own estimates for the house and its costs.
Open the Lincoln home-sale net-proceeds calculator →Illinois estate rules and transfer taxes
An independent estate representative can generally sell estate property without a separate court order when the sale follows the will and serves the estate’s interests. If the will specifically leaves the house to someone, that person’s written consent is required for this independent-administration sale. A supervised administration may need probate-court permission. A valid transfer-on-death instrument can pass the property outside probate. The deed, will, and appointment papers determine who can sign and what is needed to close.
For a taxable transfer, Illinois charges 50 cents for each $500 of taxable value, or part of $500. A county can add 25 cents for each $500, and some cities impose their own transfer taxes. The state tax alone is $100 on $100,000 of taxable value; with a county tax at that rate, the total is $150 before any city tax. Exemptions and the property’s taxable value can change the amount, and the actual county and city determine local taxes.
When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes.
That closing-cost promise does not pay the seller’s mortgage, liens, back taxes, or share of current property taxes.
Local estate and deed help
If you need an estate attorney, we can help you find one.
The county office is a local records reference. The deed, estate file, and title review determine the requirements for a particular property and sale.
Questions about selling an inherited house
Frequently Asked Questions
Can an inherited house in Illinois be sold before probate is finished?
Often, yes. An independent estate representative can generally sell estate property without a separate court order when the sale follows the will and serves the estate’s interests. If the will specifically leaves the house to someone, that person’s written consent is required for this independent-administration sale. A supervised administration may require probate-court permission. A valid transfer-on-death instrument may pass the property outside probate.
Who can sign for an inherited house?
The deed, will, and appointment papers determine who can sign and what is needed to close. In independent administration, an estate representative can generally sell without a separate court order when the sale follows the will and serves the estate’s interests. A specific gift of the house in the will requires the named recipient’s written consent for this kind of sale; supervised administration may require probate-court permission.
Do I have to put the house in my own name before selling it?
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.
Do I have to clear out the house or make repairs?
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. We will discuss the property’s contents and access with you before written terms are agreed.
Can I sign from outside Illinois?
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 an Illinois home sale?
For a taxable transfer, Illinois charges 50 cents for each $500 of taxable value, or part of $500. A county can add 25 cents for each $500, and some cities impose their own transfer taxes. Exemptions and the property’s taxable value can change the amount. When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes. This does not pay the seller’s mortgage, liens, back taxes, or share of current property taxes.
Does USA Home Buyers give legal advice about the 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.
Talk with us about the inherited Lincoln house
Call 888-274-5006 or use the form to tell us about the property.
We give written cash offers in 24 hours.
We'll give you a written cash offer within 24 hours.