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. We can buy the house with belongings still inside; you do not have to empty it before asking about a sale. If family members want specific items, tell us while we discuss access and the written terms.
Mortgage payments, property taxes, insurance, utilities, and ordinary upkeep can continue while the house is still in the estate. We can review the house as-is and talk through its condition, contents, and access with you.
What happens next
- Tell us the Missoula address, what you know about the house, and what estate paperwork is available.
- We talk through the property and give you a written cash offer within 24 hours.
- You can read the written offer and terms before deciding. If you choose to proceed, a title company handles closing and confirms the deed, estate authority, and settlement figures.
Written offer and written terms before you commit; title-company closing. When you sell to us, we pay the closing costs. That does not pay the seller's mortgage, liens, back taxes, or share of current property taxes; those are separate.
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.
Use the Missoula net-proceeds calculator with your assumptions →
What you keep from the sale
Use the calculator to compare estimated sale proceeds using the assumptions you enter.
Open the Missoula net-proceeds calculator →Montana estate rules and sale taxes
The person who can act for the estate is its court-appointed personal representative. A will may call that person the executor. In Montana, the representative's legal power to act begins at appointment; the letters are proof of appointment that a title company will ask to see. Read Montana Code Annotated § 72-3-601.
A personal representative may sell estate land at a public or private sale without first getting a judge's approval, unless the will, a court order, or a court-supervised estate limits that power. Restrictions in a supervised estate are written on the letters. See § 72-3-605, § 72-3-613, and § 72-3-618.
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.
A surviving spouse has a $22,500 Montana homestead allowance ahead of creditors. It is a money allowance, not a veto over the sale. See Montana Code Annotated § 72-2-412.
Montana has no state, county, or city tax on the sale or transfer of real property. The deed still has to be recorded with a Realty Transfer Certificate. The Montana Department of Revenue uses it to update ownership records and gather sale information for property appraisals; the certificate also asks whether water rights go with the property. If the property has its own water right, its ownership records must be updated too. That step does not apply to property served by a public water supply. See the Montana Constitution, Article VIII, Section 17, the Department of Revenue's Realty Transfer Certificate guidance, and Montana Code Annotated § 85-2-424.
When you sell to us, we pay the closing costs. Mortgage balances, liens, back taxes, and the seller's share of current property taxes are separate from that promise.
Missoula County estate, deed, and tax help
If you need an estate attorney, we can help you find one.
Missoula County District Court — Clerk of District Court
The clerk maintains records that include probate. The County identifies District Court as a state court; its clerk's office is the local records and contact route.
Missoula County Courthouse, second floor, 200 W. Broadway, Missoula, MT 59802 · (406) 258-4780
District Court information → · Contact the Clerk →Missoula County Clerk & Recorder
Contact this office for deed, land-record, and recording-guideline questions.
Courthouse Annex, 200 W. Broadway, Missoula, MT 59802 · Property: (406) 258-4752
Clerk & Recorder → · Property records and deeds →Missoula County property taxes
Use the county office for property-tax payment and delinquent-tax information.
Courthouse Annex, 200 W. Broadway, Missoula, MT 59802 · Taxes & Vehicles: (406) 258-4747
Property tax information → · Clerk & Treasurer contact →Confirm current hours and service availability before visiting.
Questions about selling an inherited house in Missoula, MT
Can an inherited Montana house be sold before probate is finished?
Usually, yes, once a personal representative is appointed. That is the person the court names to run the estate; a will may call this person the executor. The representative can sell estate land at a public or private sale without first getting a judge’s approval unless the will, a court order, or a court-supervised estate limits that power. The title company checks the appointment and the actual estate file.
Who can sign to sell an inherited house in Montana?
The court-appointed personal representative acts for the estate. Their power to act begins at appointment, and the letters they receive are proof of that appointment. A will, court order, supervised-estate restriction, or title requirement can affect the sale, so the title company or a qualified attorney should confirm who can sign for this property.
Do I have to put an 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. The personal representative's appointment, the will, any court orders, and the title file determine the required deed and signatures.
Do I need to empty or repair an inherited house first?
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. If family members want to keep particular items, tell us while we discuss the house and the written terms.
Can I sell an inherited house 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. The estate's signing authority and title requirements still apply.
Does Montana charge a tax when a house is sold?
Montana has no state, county, or city tax on the sale or transfer of real property. A Realty Transfer Certificate still has to be filed with the deed. If the property has its own water right, its ownership records also need an update; property served by a public water supply skips that step.
What happens to the mortgage, liens, and property taxes?
Mortgage balances, liens, back taxes, and the seller’s share of current property taxes are separate from our closing-cost promise. The title and closing file identifies the amounts tied to the property; do not assume a particular amount or net proceeds without that file.
Talk through the inherited Missoula house
Call 888-274-5006 or send the property address through the form.
We give written cash offers in 24 hours.
We'll give you a written cash offer within 24 hours.