Selling an Inherited House in Reno, NV

What we do with the house and its contents

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. If there are items the family wants to keep, tell us so the written terms can say what stays and what goes.

Some bills can continue while an estate is being handled, including a mortgage, utilities, insurance, upkeep, and property taxes. The actual amounts and responsibilities depend on the property and estate records.

What happens next

1. We talk about the address, condition, contents, timing, and what estate documents you have.
2. We give you a written cash offer within 24 hours. You get the written offer and written terms before you commit.
3. If you choose to proceed, the sale closes through a title company. The title company reviews the property and estate records and confirms the documents and people needed for closing.

Nevada estate rules, signing, and taxes

For a sale through the estate, no one can sign for the estate until a personal representative has qualified. If there is a will, the court issues letters testamentary to the executor. If there is no will, the court issues letters of administration to an administrator under Nevada's priority rules. The appointed representative is the person who acts for the estate; a family relationship alone does not give someone authority to sell. See Nevada's rules on qualifying to act and priority for an administrator.

In most estates, the court confirms a house sale before title passes. Notice is usually published, and a private sale generally needs an appraisal from the past year. With full authority under Nevada's independent-administration law, a personal representative can sell without court confirmation after interested people receive notice; an objection returns the sale to court. A sale below 90% of appraised value requires all interested people's written consent and court confirmation. See the state rules for court-confirmed sales and independent administration.

A court can order summary administration for an estate worth $500,000 or less after mortgages and liens; that can skip sale confirmation, but sale-notice rules still apply. A court may also set aside an estate worth $150,000 or less without a full administration. Heirs sign as owners only after a court order, such as an order of distribution, gives them the house, and that order must be recorded with the county recorder. See Nevada's rules for summary administration, setting aside a small estate, and an order of distribution.

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.

Nevada charges real property transfer tax when a taxable deed is recorded. It is charged for each $500 of value or part of $500, generally using the full purchase price. Buyer and seller are each responsible by law for the whole tax, although the contract can allocate who pays; the county can collect from either one. Rates vary by county. For an incorporated City of Reno property, Washoe County is the county; confirm the current rate and amount with the recorder rather than using another Nevada county's rate.

When you sell to us, we pay the closing costs, including Nevada's real property transfer tax. Your mortgage, liens, back taxes, and share of current property taxes are separate.

Read the Nevada real property transfer-tax law and the Nevada Department of Taxation guidance.

Local estate and property-record help

If you need an estate attorney, we can help you find one. For an incorporated City of Reno property, the county is Washoe County. A Reno postal address alone does not establish a parcel's municipal boundary, so check the actual property location before relying on a city or county office route.