What we do with the house and its contents
USA Home Buyers buys houses as-is in Mason City and Cerro Gordo 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.
You can keep the belongings you want. We can agree in writing on what stays and any access details before you commit, and you do not have to empty the house before asking about a sale.
While the estate holds the house, property taxes, insurance, utilities, upkeep, and any mortgage payment can keep coming.
What happens next
- We talk through the address, condition, contents, and what you know about the estate.
- We give you a written cash offer within 24 hours. You get a written offer and written terms before you commit.
- If you choose to proceed, we close through a title company.
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
Use the Mason City net-proceeds calculator to compare an offer with an estimated listing net using your own assumptions.
Open the Mason City home-sale net-proceeds calculator →Iowa estate rules and taxes
The estate’s court-appointed personal representative handles a sale of estate real estate. Iowa allows a sale to pay estate debts, distribute the estate, or serve another purpose in the estate’s best interests. If the will gives the representative power to sell, the usual court-sale steps do not apply. Otherwise, the representative petitions the court, gives interested people notice unless they waive it in writing, gets an order for the sale, and files a report afterward for court approval.
A homestead can be sold only as the court directs, and a surviving spouse may have the right to keep it. Mortgages and other liens still have to be paid or released at closing.
Iowa inheritance tax does not apply to deaths on or after January 1, 2025.
Iowa real estate transfer tax is 80 cents for each $500, or fraction of $500, of the price above the first $500. By law, the person conveying the property, normally the seller, is liable for the tax, and the county recorder will not record the deed until it is paid. A declaration of value is filed when required. Iowa lists exemptions, including certain family, divorce, estate-distribution, and $500-or-less transfers, so the closing professional confirms whether the tax applies and the taxable amount. When you sell to us, we pay the closing costs, including Iowa real estate transfer tax.
Cerro Gordo County estate and deed offices
The Clerk of Court can help with estate case-routing questions. The Recorder handles deed recording, and the Treasurer handles property-tax collection and tax-sale questions.
Cerro Gordo County Clerk of Court
Iowa Judicial Branch · 220 North Washington, Mason City, IA 50401 · 641-424-6431
County court contact and case-routing information →Cerro Gordo County Recorder
220 N. Washington Ave., Mason City, IA 50401 · 641-421-3056
Deed and recording information →Cerro Gordo County Treasurer
220 N. Washington Ave., Mason City, IA 50401 · 641-421-3127
Property-tax collection and tax-sale information →Cerro Gordo County Assessor
215 N. Adams Ave., Mason City, IA 50401 · 641-421-3065
County assessor contact information →Mason City Assessor
215 N. Adams Ave., Mason City, IA 50401 · 641-421-3061
City assessor contact information →Cerro Gordo County and Mason City have separate assessor offices. Not sure which one covers the house? Call us — we'll sort it out with you.
If you need an estate attorney, we can help you find one.
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 and contact
Questions about selling an inherited Mason City house
Can an inherited Iowa house be sold before probate is finished?
The estate’s court-appointed personal representative handles a sale of estate real estate. Iowa allows a sale to pay estate debts, distribute the estate, or serve another purpose in the estate’s best interests. If the will gives the representative power to sell, the usual court-sale steps do not apply. Otherwise, the representative petitions the court, gives interested people notice unless they waive it in writing, gets an order for the sale, and files a report afterward for court approval.
Who can sign for an inherited Mason City house?
The estate’s court-appointed personal representative handles the sale and signs for the estate. If the will gives the representative power to sell, the usual court-sale steps do not apply. Otherwise, the representative petitions the court, gives interested people notice unless they waive it in writing, gets an order, and files a report afterward for court approval.
Do I have to put the inherited house in my own name first?
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.
Can an Iowa estate sell a homestead?
A homestead can be sold only as the court directs, and a surviving spouse may have the right to keep it.
Does Iowa charge inheritance tax on an inherited house?
Iowa inheritance tax does not apply to deaths on or after January 1, 2025. The date of death matters when checking the rules for an earlier estate.
What transfer tax applies when an Iowa house sells?
Iowa real estate transfer tax is 80 cents for each $500, or fraction of $500, of the price above the first $500. Exemptions can apply, so the closing professional confirms whether the tax applies and the taxable amount. When you sell to us, we pay the closing costs, including Iowa real estate transfer tax.
Do I need to clean out or repair the inherited house 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. Tell us what you want to keep so any agreed contents terms can be written down before you commit.
Can I sign from outside Iowa?
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 happens to a mortgage or liens on an inherited house?
Any mortgage or lien still has to be paid or released at closing. Mortgage balances, liens, back taxes, and your share of current property taxes remain separate from the closing costs we pay.
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.
Prefer to talk? Call 888-274-5006.