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. We buy in York and throughout York County. You can keep the belongings the family wants; remaining contents can stay in the house.
Until a sale closes, costs such as utilities, insurance, property taxes, upkeep, and any mortgage payment can continue. Selling can end those ongoing carrying costs after closing.
What happens next
Start with a conversation about the York property, its condition, the belongings the family wants to keep, and the estate’s status. You can call before you have the letters in hand.
You get a written offer and written terms before you commit, and we close through a title company. You are not obligated to accept an offer.
No fees. No agent commissions when you sell to us. 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.
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 might keep
Use the York net-proceeds calculator and adjust its assumptions to compare a direct offer with a possible listing.
Open the York net-proceeds calculator →
Compare York’s home values and recent sales below.
Housing prices and selling conditions
These measures describe housing prices and selling conditions for the areas and periods shown. Compare them alongside repair costs, your mortgage payoff and selling costs.
| Measure | Value | Source and area | Period |
|---|---|---|---|
| Median sale price | $174,917 | Redfin · York, PA | Three months ending September 2026 |
| Median days on market | 19 days | Redfin · York, PA | Three months ending September 2026 |
| Homes sold | 129 homes | Redfin · York, PA | Three months ending September 2026 |
| Typical home value (Zillow ZHVI) | $278,056 | Zillow · York, PA | As of September 2026 |
| For-sale inventory | 457 homes | Zillow · York, PA | As of September 2026 |
Include utilities, other bills and any mortgage payments while waiting to sell. Allow time for closing, too.
Pennsylvania estate rules and inheritance tax
Who can sign?
In most Pennsylvania estates, the executor can sell the house without going to court; state law gives the executor that power directly (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 are the papers from the county Register of Wills that show who can sign for the estate.
If the executor is not authorized by law or the will, the executor can ask the county Orphans’ Court for permission to sell under 20 Pa.C.S. § 3353. The court decides whether the sale is desirable for the estate’s administration and distribution. You can call us before you know which route applies. Find the court clerk through the Pennsylvania Orphans’ Court directory.
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.
If Pennsylvania was your loved one's legal home, the estate is opened with the Register of Wills in the county of that legal home (20 Pa.C.S. § 3151).
Pennsylvania inheritance tax
The rate depends on who inherits:
| Who inherits | PA 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. See the Pennsylvania Department of Revenue inheritance-tax guidance.
York local help
If you need an estate attorney, we can help you find one.
York County Register of Wills
York County’s office for wills and estate filings.
Read more →York County Recorder of Deeds
Official deed-recording information and fees for York County.
Read more →York County Assessment & Tax Claim Office
County contact for assessment and tax-claim questions.
Read more →Pennsylvania inheritance tax
The Department of Revenue explains inheritance-tax rates, filing, and payment.
Read more →Pennsylvania elective-share rule — 20 Pa.C.S. § 2210
Pennsylvania’s filing rules for a surviving spouse who claims an elective share.
Read more →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.”
Frequently Asked Questions — Inherited Property in York PA
Can an estate sell the house before probate is complete?
In most Pennsylvania estates, the executor can sell the house without going to court. If the will leaves the house to one specific person, that person signs too. If the executor is not authorized by law or the will, the executor can ask the county Orphans’ Court for permission; the court decides whether the sale is desirable for the estate’s administration and distribution.
Who can sign for the estate?
Letters testamentary or letters of administration from the county Register of Wills are the papers that show who can sign for the estate. If the will specifically leaves the house to one person, that person signs too. You can call us before you have the letters in hand.
What if there is no will?
Without a will, someone must be appointed to administer the estate; letters of administration from the Register of Wills show who can sign. A surviving spouse may also have the right to claim an elective share. Under 20 Pa.C.S. § 2210, the filing period is generally six months from the later of the applicable death or probate date.
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.
How does Pennsylvania inheritance tax work?
The rate depends on who inherits: 0% for a spouse, a parent inheriting from a child age 21 or younger, and a child age 21 or younger inheriting from a parent who died in 2020 or later; 4.5% for direct descendants; 12% for siblings; 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. Many families pay it from the house sale.
Do I have to clear the house or make repairs?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You can keep the items the family wants; remaining belongings can stay with the house.
What happens to a mortgage on the inherited house?
A mortgage does not disappear when a property is inherited. The title company uses the current payoff in the closing file. Any mortgage balance, lien, back taxes, or share of current property taxes affects the estate’s net proceeds; the settlement statement reflects the amounts due.
Can I sign if I live 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.
How can I compare an as-is sale with listing the house?
Use the York net-proceeds calculator to compare the numbers with assumptions that fit the property. We have two ways to buy: a Cash Offer for speed, condition, and tough situations, or EZ Sale, often a better fit when the house does not need major repairs and you want a higher number. You compare the written numbers and choose what works for you.
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.