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 keep the belongings your family wants; the rest can stay with the house.
Utilities, insurance, property taxes, upkeep, and any mortgage payment can keep coming while the estate holds the house.
What happens next
Start with a conversation about the Valparaiso house, its condition, what your family wants to keep, and what you know about the estate. You can call before you have every estate paper in hand.
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.
What you keep
Compare what you might keep from a direct sale with a possible listing. Your mortgage payoff, liens, back taxes, and share of current property taxes also affect the estate’s net proceeds.
Open the Valparaiso home-sale net-proceeds calculator →
Indiana estate rules and sale costs
Who can sign?
Often, yes: an inherited Indiana house may be sold before probate is finished. In an unsupervised estate, a court-appointed personal representative — the person appointed to manage the estate — can generally sell estate property without a separate sale order. A will can also give the representative power to sell. If neither route applies, a court order may be needed. The appointment, will, deed, and any court restrictions affect who can sign and when a sale can close. See Indiana Code § 29-1-7.5-3(a)(25), subject to § 29-1-7.5-2(d) and Indiana Code §§ 29-1-15-2 and -3.
A valid transfer-on-death deed recorded before the owner’s death may pass the house to the named beneficiary outside probate. See Indiana Code § 32-17-14-11.
Indiana property-transfer filing
Indiana requires a state property-transfer filing with the county Auditor for property-tax records. The filing fee is usually $20, and some transfers are exempt. Deed recording and other closing charges are separate. When you sell to us, we pay the closing costs. No agent commissions when you sell to us. No fees.
Read the Indiana property-transfer information and Indiana property-transfer law.
Local estate help and offices
If you need an estate attorney, we can help you find one.
Porter County Clerk of the Courts
Find Porter County probate case information and court-filing contacts.
Open official office information →Porter County Auditor
The Auditor receives Indiana property-transfer filings for county property-tax records.
Open official office information →Porter County Recorder
The Recorder records deeds and other land documents.
Open official office information →Porter County Treasurer
Contact the Treasurer about property-tax bills and payments.
Open official office 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.”
Questions about selling an inherited house
Inherited-property questions in Valparaiso
Can I sell an inherited Indiana house before probate is finished?
Often, yes. In an unsupervised estate, a court-appointed personal representative can generally sell estate property without a separate sale order. A will can also give the representative power to sell. If neither route applies, a court order may be needed. The appointment, will, deed, and any court restrictions affect who can sign and when the sale can close.
Can a transfer-on-death deed pass the house outside probate?
A valid transfer-on-death deed recorded before the owner's death may pass the house to the named beneficiary outside probate.
Do I need to put the house in my name before selling it?
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 inherited house first?
Sell an inherited house without cleanout, repairs, or hauling away a lifetime of belongings — we take it as it is. You can keep the belongings your family wants; the rest can stay with the house.
What is the Indiana property-transfer filing fee?
Indiana requires a property-transfer filing with the county Auditor for property-tax records. The filing fee is usually $20, and some transfers are exempt. Deed recording and other closing charges are separate.
Call 888-274-5006 to talk through the house and estate.