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. You do not have to haul away a lifetime of belongings before asking about a sale.
Tell us what the family wants to keep. We can talk through what remains in the house and make the contents part of the written sale terms.
Keeping a house can mean continuing mortgage payments, property taxes, insurance, utilities, and upkeep. You can compare those carrying costs with a written offer and the work of selling another way.
What happens next
- Start with a conversation about the house, what the family wants to keep, and where the estate stands.
- We talk through the house and your questions, then provide a written offer and written terms before you commit.
- If you choose to proceed, the sale closes through a title company, which can review the deed and estate-signing documents.
No fees. No agent commissions when you sell to us. When you sell to us, we pay the closing costs.
Any mortgage balance, liens, back taxes, and your share of current property taxes are separate.
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.
What you keep: compare your estimated proceeds
Compare a written as-is offer with what you might keep from a listing after costs. Use your own assumptions in the Sidney home-sale net-proceeds calculator.
Open the Sidney home-sale net-proceeds calculator →Ohio estate rules, who can sign, and the conveyance fee
Usually, yes: if the will gives the executor power to sell, the appointed executor can sign without a court order to sell under Ohio Rev. Code § 2113.39. The will and appointment identify whether that authority applies.
If the will does not give that power, another option may avoid a court sale under Ohio Rev. Code § 2127.011. Unless the will forbids it, the surviving spouse and all beneficiaries named in the will — or all heirs if there is no will — give written consent and file those consents with probate court. The sale price must be at least 80% of the house’s appraised value in the approved inventory. This option is not available if the surviving spouse or any beneficiary or heir is under 18.
If the former owner recorded a transfer-on-death designation, the house may pass outside probate. The beneficiary records an affidavit and can sell like an owner under Ohio Rev. Code § 5302.22 and § 5302.222.
Ohio charges a conveyance fee when a house sells: the state fee is $1 per $1,000 of the price, and a county may add up to $3 per $1,000 under Ohio Rev. Code § 319.54 and § 322.02. The Shelby County Auditor’s Real Estate Search has a conveyance-fee tool.
Ohio conveyance fee: When you sell to us, we pay it.
Shelby County estate, deed, and tax offices
Sidney is in Shelby County. Here are county offices for estate, deed, conveyance-fee, and property-tax questions.
Shelby County Court of Common Pleas, Probate Division
The Ohio courts directory lists the Shelby County Probate Division and links to its local court website.
Find Shelby County in the Ohio courts directory →Shelby County Auditor
The Auditor’s Real Estate Search lets you look up property information and find the conveyance-fee tool. Contact the Auditor with questions about the Ohio conveyance fee.
Open the Auditor’s Real Estate Search →Shelby County Recorder
The Recorder handles deed recording and recorded documents in Shelby County.
Visit the Recorder →Shelby County Treasurer
Contact the Treasurer about property-tax bills and payments; the office can answer account questions for a specific parcel.
Visit the Treasurer →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
Call 888-274-5006 to talk through the property, or use the form below.
Frequently asked questions about an inherited Sidney house
Can I sell an inherited house in Ohio before probate is finished?
Usually, yes. If the will gives the executor power to sell, the appointed executor can sign without a court order to sell under Ohio Rev. Code § 2113.39. If it does not, a written-consent option may avoid a court sale when the will does not forbid it, the required people consent in writing and file those consents with probate court, and the price is at least 80% of the house’s appraised value in the approved inventory. That option is unavailable if the surviving spouse or any beneficiary or heir is under 18. A recorded transfer-on-death designation may provide another route. Not sure which option fits? Call us — we’ll sort it out with you.
Who can sign for the inherited house?
The appointed executor (personal representative) can sign without a court order to sell if the will gives the executor that power. Otherwise, the written-consent option has its own requirements: unless the will forbids it, the surviving spouse and all beneficiaries named in the will—or all heirs if there is no will—must consent in writing, file the consents with probate court, and meet the 80% approved-inventory appraisal threshold. A recorded transfer-on-death designation can let its beneficiary record an affidavit and sell like an owner. Not sure which option fits? Call us — we’ll sort it out with you.
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.
Do I need to clean out or repair the house first?
No. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You can tell us what the family wants to keep, and we can discuss what will remain in the house in the written terms.
Can I sell if I live outside Ohio?
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.
We give written cash offers in 24 hours.
Share the address and what you know about the house and estate.