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How to sell an inherited house in Philadelphia and its suburbs
Updated October 2026
Inheriting a home while grieving is hard enough. Add probate paperwork, a house full of belongings, and bills that keep arriving, and it can feel overwhelming. This guide explains how selling an inherited house works in Pennsylvania, step by step.
This is general information, not legal advice. Most estates benefit from a probate attorney, especially when there's no will or heirs disagree.
The steps to selling an estate property
- Step 1
Find the will, if there is one
The will usually names an executor. If there's no will, a family member applies to be the administrator.
- Step 2
Open the estate at the Register of Wills
Each county has its own office: Philadelphia at City Hall, Bucks in Doylestown, Montgomery in Norristown, Delaware in Media, and Chester in West Chester.
- Step 3
Receive letters and short certificates
The Register grants letters testamentary (with a will) or letters of administration (without one). Short certificates are the official proof you'll show banks and the title company.
- Step 4
Secure and maintain the house
Keep insurance active, protect the house from weather and break-ins, and keep paying the mortgage, taxes and utilities from estate funds if possible.
- Step 5
Sell, then distribute
The personal representative signs the sale. The title company pays off any mortgage and liens, and the remaining money goes to the estate for taxes, debts and the heirs.
Pennsylvania inheritance tax basics
Pennsylvania taxes what heirs inherit, and the rate depends on the relationship to the person who passed away:
| Who inherits | Rate |
|---|---|
| Surviving spouse | 0% |
| Children, grandchildren and other direct descendants | 4.5% |
| Brothers and sisters | 12% |
| Other heirs | 15% |
The tax is generally due nine months after death, and paying within three months earns a 5% discount. The estate's attorney or accountant will handle the return.
When the deed is in someone else's name
In many Philadelphia families, a house passes down for years without anyone updating the deed. This is a "tangled title." You may have a right to the home, but you can't sell, refinance or get some repair grants until it's fixed.
Philadelphia residents can get free help from the Save Your Home Philly Hotline at 215-334-HOME (4663), which works on tangled titles as well as foreclosures. Fixing the title usually means opening an estate for the person whose name is on the deed, sometimes going back more than one generation.
Keep, rent, list, or sell as-is?
- Keep it: Makes sense if someone in the family will live there and can cover taxes, insurance and repairs.
- Rent it: Brings income, but Philadelphia requires a rental license and the property must meet code.
- List with an agent: Usually brings the highest price if the house is in good shape and the heirs can wait and pay for repairs.
- Sell as-is for cash: Fastest and simplest when the house needs work, is full of belongings, the heirs live far away, or the estate needs to close.
Frequently asked questions
Can I sell a house before probate is finished?
Usually, once the Register of Wills has granted letters testamentary or letters of administration. The personal representative can then sign the sale on behalf of the estate.
Do all the heirs have to agree?
The personal representative has authority to sell, but if heirs disagree it's wise to get everyone on board or get an attorney's guidance first. Disputes can delay closing.
What if my parent's name is still on the deed and there was no probate?
That's called a tangled title, and it's common in Philadelphia. The Save Your Home Philly Hotline (215-334-HOME) helps residents with tangled titles. An estate will usually need to be opened before the house can be sold.
Do I have to clean out the house before selling?
Not to us. We buy houses with the contents inside. Take what matters to your family, and we handle the rest.
Is there a Pennsylvania inheritance tax?
Yes. Pennsylvania charges inheritance tax at rates that depend on who inherits: 0% for a surviving spouse, 4.5% for children and other direct descendants, 12% for siblings and 15% for most others. Ask the estate's attorney or accountant about your situation.