Inherited a House?
We Can Help You Move Forward.

Probate in Washington typically takes 4-12 months, though complex estates can take longer. Here's the general process:

Filing (Month 1): The will is filed with the county court and a personal representative (executor) is appointed.

Notice to creditors (Month 1-2): Creditors have four months to file claims against the estate.

Inventory and management (Month 2-6): The personal representative inventories assets, pays debts, and manages the property.

Distribution (Month 6-12): After creditors are paid and the court approves, assets are distributed to heirs.

The good news: in many cases, you don't have to wait for probate to finish before selling. Washington allows personal representatives to sell real property during probate with proper authority — either from the will itself or with court approval.

This is one of the biggest tax advantages most inheritors don't know about — and it can save you tens of thousands of dollars.

When you inherit property, your tax basis "steps up" to the property's fair market value at the date of death. This means if your parents bought the house for $150,000 in 1995 and it's worth $450,000 when you inherit it, your basis is $450,000 — not $150,000.

If you sell for $450,000 shortly after inheriting, you owe zero capital gains tax. If you wait years and the property appreciates to $500,000, you only owe capital gains on $50,000.

This is a strong argument for selling inherited property relatively soon after receiving it — before it appreciates further and before you've spent money on taxes, insurance, and maintenance.

One of the most common complications with inherited property: three siblings inherit a house, and they can't agree on what to do with it. One wants to keep it, one wants to sell, and one won't return your calls.

In Washington, any co-owner can file a partition action to force a sale. But that involves attorneys, court costs, and months of delay. It's the nuclear option.

A better approach: we provide all heirs with the same clear numbers — what the property is worth as a cash sale and what it would net through a traditional listing. Having concrete numbers often breaks the deadlock. It's harder to disagree when everyone is looking at the same data.

We can also work with each heir's attorney independently if direct communication is difficult.

Inherited properties often come with surprises: unpaid property taxes, contractor liens, code violations from deferred maintenance, or even HOA fines.

These don't have to be deal-breakers. Outstanding liens and taxes are typically paid from the sale proceeds at closing — the title company handles the payoffs. You don't need to come out of pocket before selling.

Code violations and deferred maintenance don't stop a cash sale. We buy properties as-is, including those with open violations. For traditional listings, some violations may need to be disclosed or resolved — we'll walk you through what applies to your situation.

Clearing out a family home is one of the hardest parts of inheriting property — emotionally and logistically. Decades of belongings, furniture, personal items, and memories.

If you sell to us for cash, you don't have to clear the house. Take what's meaningful to you and leave the rest. We handle the cleanout.

If you prefer to list the property, you'll need to clear and clean it for showings. Estate sale companies can help — they'll sell what has value and haul the rest. Expect to spend $2,000-$5,000 for a full estate cleanout in Washington, or more for larger homes.

Either way, don't let the stuff stop you from making a decision about the property. The house is costing you money every month it sits — taxes, insurance, utilities, and maintenance add up fast.