The short version
- First, figure out how the house passed: a beneficiary deed, a trust, joint ownership, or probate. That decides who can sign.
- Keep it insured, locked and winterized. Vacant houses are a magnet for break-ins and frozen pipes.
- You don't have to clean it out or fix it. We buy inherited houses as-is, belongings and all, and pay all the closing costs.
The first 30 days: protect the house
Before anyone talks about selling, make sure the house is safe. In St. Louis, an empty house gets noticed fast.
- Call the insurance company. Many homeowner policies change or lapse when the owner dies or the house sits vacant. Ask about a vacant-home policy.
- Change the locks and keep a list of who has keys.
- Keep the utilities on and the heat set to at least 55°F in winter so the pipes don't freeze.
- Forward the mail so you catch tax bills, the mortgage statement and anything from the city or county.
- Don't throw anything away yet. Look for the will, the deed, any trust paperwork and the mortgage statement.
Who can actually sell the house?
This is the question that matters most. In Missouri, a house usually passes in one of these ways:
| How it passed | What it means | Probate needed? |
|---|---|---|
| Beneficiary deed (transfer-on-death deed) | Your parent recorded a deed naming who gets the house. The beneficiary records an affidavit with a death certificate. | Usually no |
| Living trust | The house was deeded to a trust. The successor trustee can sell. | Usually no |
| Joint owner with survivorship | The surviving owner already owns it. | No |
| Small estate (under $40,000 net) | Heirs can use a small estate affidavit, filed at least 30 days after death. | Simplified |
| Will or no will, owned in the person's name | A personal representative is appointed by the probate court and sells with the court's authority. | Yes |
Check the St. Louis City Recorder of Deeds or your county recorder for a beneficiary deed. It takes a few minutes and can save months. If it has to go through probate, read our guide to selling a house in probate.
When siblings or family disagree
Inherited houses get stuck when one person wants to keep the house, one wants to sell, and one lives out of state. A few things help:
- Get a real number first. It's easier to agree when everyone sees the same offer and the same repair list.
- Out-of-state heirs can sign remotely. Title companies handle mail-away and remote closings every day.
- One heir can buy out the others, if they can get a loan or pay cash.
- A quick sale stops the bleeding. Taxes, insurance and utilities keep coming every month while the family decides.
Your options for an inherited house
| Option | Good when | Watch out for |
|---|---|---|
| Move in | Someone in the family wants to live there | The mortgage, if there is one, still has to be paid |
| Rent it out | The house is in good shape and you want income | Repairs, tenants, licensing and inspections are now your job |
| List with an agent | The house is updated and the estate can wait | Clean-out, repairs, showings, commissions, 30–60+ days |
| Sell to a local cash buyer | The house needs work, is full of belongings, or the family wants it done | Get an offer that shows how the number was figured |
You don't have to clean it out
Going through a parent's house is hard. Take the photos, papers and keepsakes you want. Leave the rest. When we buy an inherited house, we handle the furniture, the basement, the garage and the trash. There's no cost to you for that, and we pay all of the closing costs too.
A quick word on taxes
Heirs usually get a "stepped-up" cost basis, meaning the house is valued as of the date of death. If you sell soon after for about that value, there's often little or no capital gains tax. Every situation is different, so ask a CPA before you sell.
Common questions
Can I sell an inherited house before probate is finished?
Often, yes. In Missouri, a personal representative can usually sign a contract during probate. Depending on the type of administration, the sale may need court approval before closing. We're used to waiting on the court.
Do I have to pay off my parent's mortgage before selling?
No. The mortgage is paid off from the sale proceeds at closing, just like any other sale. Keep making payments if you can while you sell.
What if the house has back taxes or code violations?
Past-due taxes are paid from the sale at closing. We buy houses with code violations as-is, so you don't have to fix them first.
How fast can you close on an inherited house?
Once the person with authority to sign is in place and title is clear, we can usually close within a couple of weeks, or on whatever date works for the family.
This guide is general information for Missouri homeowners, not legal, tax or financial advice. Laws and local procedures change. Talk to a Missouri attorney, CPA or HUD-approved housing counselor about your situation. HJ House Buyers is a real estate investment company, not a law firm or real estate brokerage.