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. You can take the items you want and leave the rest with the house.
While the house is being sold, costs such as utilities, insurance, upkeep, property taxes, and a mortgage payment can continue.
What happens next
We talk with you about the house, its condition, what you want to keep, and where things stand with the estate. You get a written offer and written terms before you commit, and 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 might keep
Use the Normal home-sale net-proceeds calculator to compare an as-is sale with a possible listing.
Open the Normal net-proceeds calculator →Illinois estate rules and transfer taxes
Who can sign?
An independent estate representative can generally sell estate property without a separate court order if the sale follows the will and serves the estate's interests (755 ILCS 5/28-8). If the will specifically leaves the house to someone, that person's written consent is required for an independent-administration sale. If the estate is under supervised administration, a sale may need probate-court permission. A valid transfer-on-death instrument can pass the house outside probate (Illinois Real Property Transfer on Death Instrument Act). The deed, will, and appointment papers help sort out who can sign and what the closing needs; Illinois law describes the appointment of the estate representative (755 ILCS 5/20-4).
For local probate questions, the McLean County Circuit Clerk has a Civil/Probate page with contact information.
Illinois real estate transfer taxes
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 taxable value can change the amount. The exact amount depends on taxable value and whether a county or city transfer tax applies. See the Illinois Department of Revenue transfer-tax guidance and 35 ILCS 200/31-10.
Your mortgage payoff, liens, back taxes, and share of current property taxes are separate from closing costs. No agent commissions when you sell to us. No fees. When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes.
Local estate and deed offices
If you need an estate attorney, we can help you find one.
McLean County Circuit Clerk — Civil/Probate
Civil and probate division contacts.
Civil/Probate information →McLean County Clerk — Recording Division
Recorded deeds, mortgages, plats, liens, and releases.
Recording Division information →McLean County Treasurer & Tax Collector
Current property-tax bills, payments, and tax-collection questions.
Treasurer and Tax Collector information →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.”
More Normal and Illinois seller help
Questions about selling an inherited Normal house
Can an inherited Illinois house be sold before probate is finished?
An independent estate representative can generally sell estate property without a separate court order if 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 an independent-administration sale. A sale in supervised administration may need probate-court permission.
Who can sign to sell an inherited house?
If the court appoints an independent estate representative, that person can generally sign for the estate and sell 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 an independent-administration sale; supervised administration may need probate-court permission. A valid transfer-on-death instrument can pass the house outside probate.
Do I need 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.
Do I have to empty or repair the house before selling?
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is.
What transfer taxes apply when an Illinois house sells?
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 taxable value can change the amount. Your mortgage payoff, liens, back taxes, and share of current property taxes are separate from closing costs. When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes.
Can I sign if I live 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.
Want to talk through the house? Call 888-274-5006.