What we do with the house and its contents
While an estate is being settled, a house can keep bringing property-tax, insurance, utility, upkeep, and mortgage costs.
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 your family wants to keep; you do not need to empty or repair the house before selling to us.
What happens next
1. Talk through the house
We can talk through the address, the house, its contents, and what you know about the estate. You can call even if every estate question is not settled.
2. Read the written offer
You get a written offer and written terms before you commit.
3. Choose a closing timeline
We close through a title company. Close as fast as 7 days when title and closing details allow.
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. Adjust the calculator assumptions for the house and sale.
No agent commissions when you sell to us.
Marietta, OH Home Sale Net Proceeds Calculator
CalculatorCompare what you would keep from listing your house or selling as-is for cash. Change the repair costs, cleanout, monthly bills and closing costs to fit your house.
Ohio estate rules and conveyance fee
Usually, yes: an inherited house may be sold before probate is finished. If the will gives the executor—the person appointed to handle the estate—the power to sell, the appointed executor can sign without a court order to sell under Ohio Rev. Code §2113.39.
If the will does not give that power, another option may avoid a court sale unless the will forbids it: the surviving spouse and all beneficiaries named in the will—or all heirs if there is no will—give written consent, file the consents with the probate court, and agree to a price of at least 80% of the house's appraised value in the approved inventory. This option is not available if the surviving spouse or any beneficiary or heir is under 18. See Ohio Rev. Code §2127.011.
If the former owner recorded a transfer-on-death designation, the house may pass outside probate. The beneficiary records an affidavit and may sell as an owner under Ohio Rev. Code §5302.22 and §5302.222.
Ohio charges a state conveyance fee of $1 per $1,000 of the sale price, and a county may add up to $3 per $1,000 under Ohio Rev. Code §319.54 and §322.02. The Washington County Auditor handles questions about the county fee and exemptions. Contact the County Auditor for conveyance-fee information.
Ohio conveyance fee. When you sell to us, we pay it.
When you sell to us, we pay the closing costs. No fees. Mortgage balances, liens, back taxes, and your share of current property taxes are separate.
Washington County estate and deed offices
If you need an estate attorney, we can help you find one.
Washington County Probate Division handles estate matters. The County Auditor answers conveyance-fee questions, and the Recorder handles deed records.
Washington County Probate Division
The Probate Division is at the Courthouse Annex, 205 Putnam Street, Marietta, OH 45750; the county lists 740-373-6623 as its main phone.
Open the Probate Division page →Washington County Auditor and Recorder
The Auditor handles conveyance-fee and assessment questions. The Recorder handles deeds and recorded land documents.
What our sellers say
“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.”
“inherited my parents place and it was packed with junk. didnt want to deal with it. they gave me a fair cash price and took it.”
Questions about selling an inherited house
Inherited-property questions
Can I sell an inherited house in Ohio before probate is finished?
Usually, yes. If the will gives the appointed executor power to sell, the executor can sign without a court order to sell under Ohio Rev. Code §2113.39. If the will does not give that power, a written-consent option may apply unless the will forbids it: the surviving spouse and all beneficiaries named in the will—or all heirs if there is no will—must consent in writing, file the consents with the probate court, and agree to a price of at least 80% of the house’s appraised value in the approved inventory. This option is unavailable if the surviving spouse or any beneficiary or heir is under 18.
Do I need 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.
What if the owner recorded a transfer-on-death designation?
If the former owner recorded an Ohio transfer-on-death designation, the house may pass outside probate. The beneficiary records an affidavit and may sell as an owner under Ohio Rev. Code §§5302.22 and 5302.222.
Can I sell from outside Ohio?
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 conveyance fee applies to a Marietta inherited-house sale?
Ohio charges a state conveyance fee of $1 per $1,000 of the sale price, and Washington County may add up to $3 per $1,000. The Washington County Auditor handles county conveyance-fee questions. Ohio conveyance fee. When you sell to us, we pay it. When you sell to us, we pay the closing costs. No fees. Mortgage balances, liens, back taxes, and your share of current property taxes are separate.
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. No repairs, cleaning, or cleanout are required to sell to us.
How soon will I get a written cash offer?
We give written cash offers in 24 hours.
Talk with us about the inherited Marietta house
Call 888-274-5006 or use the form to share the address and what you know about the estate.
We give written cash offers in 24 hours.
Share the property and estate details you have.