We buy the house and handle its contents
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 we can discuss what remains in the written sale terms.
Property taxes, insurance, utilities, and upkeep can add to the cost of holding the house.
What happens next
1. Talk through the property
We can talk through the St. Marys address, the house’s condition, what remains inside, and what you know about the estate. You can call before you have letters from the Register of Wills in hand.
2. Review the written offer
We give written cash offers in 24 hours. You get a written offer and written terms before you commit, and we close through a title company.
3. Close through a title company
If you choose to proceed, the title company reviews the estate and property records, confirms the required signing steps, and prepares the closing documents. 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 may keep
Compare a written offer with what you might keep after repairs, cleanout, carrying costs, commissions, closing costs, and any mortgage payoff. The sale price is not the same as the amount left after costs.
No agent commissions when you sell to us. No fees.
Compare estimated sale proceeds with the St. Marys calculator →Pennsylvania estate rules and taxes
Who can sign for the estate
In most Pennsylvania estates, the executor can sell the house without going to court under 20 Pa.C.S. § 3351. If the will leaves the house to one specific person, that person signs too.
If the executor is not authorized to sell under Pennsylvania law or the will, the executor can ask the county’s Orphans’ Court for permission under 20 Pa.C.S. § 3353. The court considers whether the sale would help administer and distribute the estate.
“Letters testamentary” or “letters of administration” are papers from the county Register of Wills that show who can sign for the estate. You can call before you have them in hand.
Pennsylvania inheritance tax
Pennsylvania inheritance tax depends on who inherits. These rates come from the Pennsylvania Department of Revenue; the estate’s facts and any applicable exemption affect the actual tax. See the Pennsylvania inheritance-tax guidance.
| Who inherits | Pennsylvania inheritance tax |
|---|---|
| Spouse | 0% |
| Parent inheriting from a child age 21 or younger | 0% |
| Child age 21 or younger inheriting from a parent who died in 2020 or later | 0% |
| Children, grandchildren, and other direct descendants | 4.5% |
| Brothers and sisters | 12% |
| Most other heirs | 15% |
The tax is owed from the date of death. Paying within three months takes 5% off, and it becomes late after nine months. Many families pay it from the house sale. Inheritance tax is separate from the realty transfer tax.
Realty transfer tax and closing costs
Pennsylvania charges a 1% state realty transfer tax on taxable deed transfers. Local municipal or school-district transfer taxes may also apply. See the Pennsylvania realty-transfer-tax guidance.
When you sell to us, we pay the closing costs. When you sell to us, we pay the transfer tax.
Mortgage balances, liens, back taxes, and your share of current property taxes remain separate.
Elk County estate and deed offices
St. Marys is in Elk County. The City Tax Office is in St. Marys; the county estate, deed, assessment, and tax-claim offices are in Ridgway.
If you need an estate attorney, we can help you find one.
Elk County Register of Wills, Recorder of Deeds, and Clerk of Orphans’ Court
The county lists these offices at the Elk County Courthouse, 250 Main Street, P.O. Box 314, Ridgway, PA 15853. Call 814-776-5349 for estate and recorded-document records. The Recorder records property documents and collects realty transfer taxes for the Commonwealth, municipalities, and local school districts.
Office information →Elk County Court of Common Pleas — 59th Judicial District
Call 814-776-1161 about Elk County Court of Common Pleas matters.
Office information →Pennsylvania Courts Elk County directory →Elk County Assessment Office
The Assessment Office is at the Courthouse Annex, 300 Center Street, P.O. Box 448, Ridgway, PA 15853. Call 814-776-5340 about assessments and assessment records.
Office information →Elk County Tax Claim Bureau
The Tax Claim Bureau is at the Courthouse Annex, 300 Center Street, P.O. Box 448, Ridgway, PA 15853. Call 814-776-5326 about delinquent real-estate taxes and tax certifications.
Office information →City of St. Marys Tax Office
The City Tax Office is at 11 Lafayette Street, P.O. Box 349, St. Marys, PA 15857-0349. Call 814-781-8454 about City, County, and St. Marys Area School District real-estate taxes.
Office information →What our sellers say
“After my mother passed, my brother and I inherited her house off Derry Street. Neither of us lives in Harrisburg anymore, and the thought of cleaning it out and making repairs before listing felt impossible. USA Home Buyers made us a fair offer and closed in 12 days. We didn't have to touch a thing.”
“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.”
Questions and contact
Questions about selling an inherited St. Marys house
Can I sell an inherited house before putting it in my own name?
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.
Who can sign for an inherited house in Pennsylvania?
In most Pennsylvania estates, the executor can sell the house without going to court under 20 Pa.C.S. § 3351. If the will leaves the house to one specific person, that person signs too. Letters testamentary or letters of administration from the Register of Wills show who can sign for the estate.
Does every inherited-house sale need Orphans’ Court approval?
No. In most estates, the executor can sell under 20 Pa.C.S. § 3351 without going to court. If the executor is not authorized to sell under Pennsylvania law or the will, the executor can ask the county’s Orphans’ Court for permission under 20 Pa.C.S. § 3353. The court considers whether the sale would help administer and distribute the estate.
How does Pennsylvania inheritance tax depend on who inherits?
Pennsylvania inheritance tax is 0% for a spouse; 0% for a parent inheriting from a child age 21 or younger; 0% for a child age 21 or younger inheriting from a parent who died in 2020 or later; 4.5% for children, grandchildren, and other direct descendants; 12% for brothers and sisters; and 15% for most other heirs. The tax is owed from the date of death. Paying within three months takes 5% off, and it becomes late after nine months.
Do I have to clean out or repair the inherited house first?
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is.
Can I sign from outside Pennsylvania?
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 transfer taxes and closing costs apply?
Pennsylvania charges a 1% state realty transfer tax on taxable deed transfers. Local municipal or school-district transfer taxes may also apply. When you sell to us, we pay the closing costs. When you sell to us, we pay the transfer tax. Mortgage balances, liens, back taxes, and your share of current property taxes remain separate.
For more local seller guidance, see the St. Marys seller FAQ and St. Marys seller resources.
Talk with us about the inherited St. Marys house
Call 888-274-5006 or use the form to share the address and what you know about the estate.
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.