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. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
If the family wants to keep certain items, we can talk about what stays and include that arrangement in the written terms.
Property taxes, insurance, utilities, upkeep, and loan payments can continue while the estate holds the house.
What happens next
1. Talk through the house
We talk about the house, its contents, and what the estate needs from the sale.
2. Read 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
The title company works with the estate representative on the closing papers and signing.
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 an as-is offer with an estimated listing net using the Youngstown home-sale net proceeds calculator.
Open the Youngstown home-sale net proceeds calculator →No agent commissions when you sell to us. No fees. When you sell to us, we pay the closing costs. Your mortgage payoff, liens, back taxes, and share of current property taxes are separate.
Ohio estate rules and taxes
Can you sell an inherited house in Ohio before probate is finished? Usually, yes. If the will gives the appointed executor—the person handling the estate—the power to sell, the executor can sign without a court order under Ohio Rev. Code §2113.39.
If the will does not give that power, Ohio allows another route unless the will forbids it. The surviving spouse and all beneficiaries named in the will—or all heirs if there is no will—must give written consent and file it with the probate court. The price must be at least 80% of the house's appraised value in the approved inventory. This option is not available if a surviving spouse, beneficiary, or heir is under 18. See Ohio Rev. Code §2127.011.
If the owner recorded a transfer-on-death designation, the house may pass directly to the beneficiary instead of through probate. The beneficiary can record an affidavit and sell as an owner under Ohio Rev. Code §5302.22 and §5302.222.
Tax notes
For federal income-tax purposes, inherited property generally gets a tax basis tied to its fair market value when the owner died; taxable gain depends on the basis and sale details. Ohio repealed its estate tax in 2013. See IRS Publication 551 and the Ohio Department of Taxation. A tax professional can review the actual estate and sale.
Local estate and deed offices
Youngstown spans Mahoning and Trumbull Counties, and each county has its own deed-recording office. Mahoning County Probate Court has information for Mahoning County estates. If you need an estate attorney, we can help you find one.
Mahoning County Probate Court
Official probate information for Mahoning County estates.
Open the official office website →Mahoning County Recorder’s Office
Official county deed and land-records office for the Mahoning County portion of Youngstown.
Open the official office website →Trumbull County Recorder
Official county deed and land-records office for the Trumbull County portion of Youngstown.
Open the official office website →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 an inherited house
Frequently Asked Questions — Inherited Property in Youngstown, OH
Can I sell an inherited house in Ohio before probate is finished?
Usually, yes. An appointed executor can sell without a court order if the will gives them that power under Ohio Rev. Code §2113.39. A written-consent sale may also work under §2127.011, or a beneficiary may sell after a transfer-on-death designation under §§5302.22 and 5302.222.
Who can sign for an inherited house?
The appointed executor can sign without a court order if the will gives them power to sell under Ohio Rev. Code §2113.39. If the will doesn't forbid the written-consent option, the surviving spouse and all beneficiaries named in the will—or all heirs if there is no will—can sign written consents and file them with the probate court. The sale price must be at least 80% of the house's appraised value in the approved inventory; this option isn't available if a surviving spouse, beneficiary, or heir is under 18 (§2127.011). If the owner recorded a transfer-on-death designation, its beneficiary can record an affidavit and sell as an owner under §§5302.22 and 5302.222. Not sure which route fits? Call us — we'll sort it out with you.
Can a transfer-on-death designation keep a house out of probate?
Yes. If the owner recorded a transfer-on-death designation, the beneficiary can record an affidavit and sell as an owner under Ohio Rev. Code §§5302.22 and 5302.222.
Do I have to clean out or repair the inherited house first?
No. 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 the family wants to keep some items, we can talk about what stays and include that in the written terms.
What taxes can apply to an inherited house in Ohio?
For federal income-tax purposes, inherited property generally gets a tax basis tied to its fair market value when the owner died; taxable gain depends on the basis and sale details. Ohio repealed its estate tax in 2013. See IRS Publication 551 and the Ohio Department of Taxation for more information.
What happens after I ask about the house?
We talk through the house and what you know about the estate. 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.
Can I sell from 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.
What carrying costs can continue while an estate holds the house?
Property taxes, insurance, utilities, upkeep, and loan payments can continue while the estate holds the house.
Ask about the inherited house
Call 888-274-5006 or use the form to share the address, what remains in the house, and where the estate stands.
We give written cash offers in 24 hours.
Share the address and what you know about the estate.
Redfin September 2026 and Zillow September 2026 market data
- Redfin median sale price
- $99,952
- Year over year
- -3.89%
- Median days on market
- 38 median days on market
- Homes sold
- 143 homes sold
- Zillow ZHVI
- $70,275 ZHVI
Sources: Zillow’s Home Value Index and Redfin’s recent-sale data for Youngstown, OH. Zillow data covers September 2026; Redfin data covers September 2026.