City of Providence Probate Court
Providence’s Probate Court is part of city government and sits at City Hall. Use the official court page for local probate information.
Open the official office page ↗Providence, RI / Inherited property
Selling an Inherited House in Providence, RI
You stop paying for a house and get a fair price.
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.
USA Home Buyers buys houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us — in Providence, RI and Providence County.
Call 888-274-5006We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Tell us about the inherited house.
Seller reviews
Read homeowner reviews
See what sellers say about working with us
What we do
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. If there are items the family wants to keep, tell us what should stay out of the sale; the written terms can cover what remains at the property.
Property taxes, insurance, utilities, and upkeep can continue to cost the estate while the house is held. We don’t assume you want to sell; we can put a written cash offer in front of you to compare.
What happens next
Start with a conversation about the Providence house, its condition, access, and the estate’s next steps. We’ll give you a written cash offer within 24 hours.
You receive the offer and written terms before you commit. If you choose to proceed, the sale closes through a title company, which reviews the estate documents and closing requirements with the right professionals.
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 keep
Compare possible sale proceeds using your own assumptions before choosing a path.
Open the Providence home-sale net-proceeds calculator →Rhode Island estate rules and taxes
Once the estate is opened, the probate court appoints the executor named in the will, or an administrator when there is no will. The court’s letters show who was appointed. If the will gives the executor a power of sale, the executor can usually sell under that power. If the will leaves the house to a specific person, that person must agree in writing. Without a power of sale, the executor or administrator asks the probate court for a license to sell. The court can allow a private sale but sets a minimum price.
An estate tax lien can affect the decedent’s real property, and the estate may need a discharge before closing. The closing attorney or title company can confirm what is needed.
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.
Rhode Island real estate conveyance tax
Rhode Island charges a real estate conveyance tax on the deed, paid when the deed is recorded. Since October 1, 2025, the rate is $3.75 for each $500 of the price, or any part of $500. The price includes any mortgage or lien that stays on the property. For residential sales in 2026, a second tax at the same rate applies to the part of the price above $824,000; that threshold is adjusted for inflation each year. By law, the seller pays unless the parties agree otherwise.
When you sell to us, we pay the closing costs, including Rhode Island's real estate conveyance tax. That does not pay your mortgage, liens, back taxes, or share of current property taxes.
- R.I. Gen. Laws § 33-19-3 — probate court authority to sell real estate ↗
- R.I. Gen. Laws § 33-19-9 — sale method and minimum price ↗
- R.I. Gen. Laws § 33-12-6 — sale authority under a will and consent of a specific devisee ↗
- R.I. Gen. Laws § 44-23-12 — estate tax lien on real property ↗
- Rhode Island Division of Taxation Form T-77 — discharge of estate tax lien ↗
- R.I. Gen. Laws § 44-25-1 — real estate conveyance tax ↗
- R.I. Gen. Laws § 44-25-2 — conveyance tax exemptions ↗
- Rhode Island Division of Taxation Advisory 2025-13 — rate effective October 1, 2025 ↗
- Rhode Island Division of Taxation Advisory 2026-01 — 2026 threshold ↗
Local help and seller reviews
If you need an estate attorney, we can help you find one. Providence’s Probate Court is part of city government and sits at City Hall. The City of Providence Recorder of Deeds is the local office link for property-record questions.
City of Providence Recorder of Deeds
The official Providence office link for property-record questions.
Open the official office page ↗Testimonials are real, from our transactions, verified and approved by our attorneys. Each seller’s actual town stays with the story.
What sellers say about USA Home Buyers
Here's what sellers have said about working with us.
“The three-decker on Charlton Street had a chimney collapse in February — took out the back wall of the second floor. Structural damage, water intrusion from the open wall. My insurance company offered $37,000. Contractor said $61,000. I'm not fighting that battle. USA Home Buyers made a fair offer the next day. Closed in nine days.”
“Massachusetts foreclosure is non-judicial — the lender can foreclose by advertisement without going to court, and it can happen in as little as three months. I was behind and didn't realize how fast it would move. USA Home Buyers explained the timeline and had a written offer the same day I called. Closed in eleven days. Foreclosure cancelled.”
“I had a rental on Grafton Street that I'd been managing for eight years. Problem tenant, lead paint issues, city notices piling up. I couldn't afford to fix it and didn't want to go through eviction. USA Home Buyers bought it as-is with the tenant still there. Done in 11 days.”
Questions about selling an inherited Providence house
Can I sell an inherited Providence house before the estate is finished?
Often, yes, once the right person has legal power to sign. The probate court appoints an executor named in the will, or an administrator when there is no will. The court’s letters show that person’s authority; the will and any required court permission still matter.
Who can sign for the estate?
The court appoints an executor named in the will, or an administrator when there is no will. The court’s letters show the appointment. If the will gives the executor a power of sale, the executor can usually sell under that power. The title company or a qualified attorney can confirm who has authority to sign for the estate.
What if the will does not give the executor a power of sale?
The executor or administrator asks the probate court for a license to sell. The court can allow a private sale but sets a minimum price. If the will leaves the house to a specific person, that person must agree in writing.
Do I have to put the 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 happens to belongings, repairs, or cleanout?
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. You can tell us what the family wants to keep, and the written sale terms can cover what remains at the property.
What is Rhode Island’s real estate conveyance tax?
Rhode Island charges $3.75 for each $500 of the sale price, or any part of $500, when the deed is recorded. For residential sales in 2026, a second tax at the same rate applies to the part of the price above $824,000. The seller pays by law unless the parties agree otherwise. When you sell to us, we pay the closing costs, including Rhode Island’s real estate conveyance tax. That does not pay your mortgage, liens, back taxes, or share of current property taxes.
Could an estate tax lien affect the house?
An estate tax lien can affect the decedent’s real property, and the estate may need a discharge before closing. The closing attorney or title company can confirm what the estate needs for this property.
Can I sign from outside Rhode Island?
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.
When will I get a written offer?
We'll give you a written cash offer within 24 hours.
Do you 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 house
Call 888-274-5006 or use the form. You can also read our Providence probate guidance, visit the Providence market page, or read seller reviews.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Tell us about the inherited house.