Sell My Inherited House
The short answer.
Every state routes inherited houses through a county court. Ohio's probate court can release estates of $35,000 or less from administration, real property included, under R.C. 2113.03. Michigan and Idaho run informal probate through the county register or magistrate division; their small-estate affidavits cover personal property only, so a house still needs a filing.
InTym Properties buys inherited houses and probate property directly, nationwide, in any condition. You get a written offer usually within 48 hours, even before probate clears. No repairs, no fees, no obligation. Email hello@intymproperties.com or call/text (650) 540-1854.
Probate, homestead, personal representative. Offer now, close when the court clears title.
†every offer signed · proof of funds on request · no obligation, in writing
How it works.
- 01
Tell InTym Properties about the property
Two minutes. Any condition, any situation. InTym Properties handles properties in probate, with multiple heirs, or with title issues.
- 02
Read the offer
Within 48 hours, signed. InTym Properties can make the offer now and close when the probate court clears title.
- 03
Close when the court is ready
Licensed title company. InTym Properties coordinates with the personal representative and your attorney.
Get your written offer.
How your offer gets built.
Value, repairs, costs, margin: the same lines your written offer is built on:
- ARV (fixed-up value)
- $285,000
- repairs
- −$51,500
- InTym Properties' costs
- −$28,500
- InTym Properties' margin
- −$17,000
- your offer
- = $188,000
illustrative · your offer uses your house, your comps, your repairs
Probate / Inherited in Broward County.
Probate in Broward County runs through the Seventeenth Judicial Circuit. Florida distinguishes between homestead property (the deceased's primary residence) and non-homestead property. Homestead property passes outside probate under the Florida Constitution but may still require a court order to sell. Non-homestead property goes through formal or summary administration. Summary administration is available for estates under $75,000 (excluding homestead) or when the deceased has been gone for more than two years. Filing fees are $401 for formal administration and $346 for summary. A personal representative is appointed to handle the sale. InTym Properties coordinates with the PR, your attorney, and the title company to close as soon as the court clears title.
For the full court sequence, filing fees, and delays that shape the timeline, see the Broward County probate process for real estate.
One closing-cost note for heirs: transfers that pass by will or intestate succession are exempt from Florida's documentary stamp tax; the $0.70 per $100 rate applies when the heirs later sell.
Inherited property in Idaho.
Idaho adopted the Uniform Probate Code, so most estates go through informal probate under Idaho Code Title 15, Chapter 3. A personal representative is appointed through the county's magistrate division (Ada County for Boise and Meridian), usually without a hearing, and can sign the sale once appointed. Two differences from Florida matter here. Idaho law does not require an attorney for informal probate. And Idaho's small-estate affidavit (§ 15-3-1201) applies only to personal property in estates under $100,000; it does not transfer real estate, so an inherited house typically goes through informal probate even when the estate is small. InTym Properties can make a written offer now and close through an Idaho title company when the personal representative is ready to sign.
Statutes cited above: Idaho Legislature: Idaho Statutes
Inherited property in Ohio.
Ohio probate runs through the probate court of the county where the decedent lived; Franklin, Cuyahoga, Hamilton, Lucas, and Montgomery each have their own probate court and local rules. The court appoints a fiduciary, an executor if there is a will, an administrator if not, under R.C. 2113.01, and the fiduciary can contract to sell the house, with the probate court's authority or a certificate of transfer issued as the estate requires. Ohio has a real small-estate shortcut: under R.C. 2113.03 an estate can be released from administration when the assets total $35,000 or less, or $100,000 or less when everything passes to a surviving spouse, and the order can direct the transfer of the real property itself, which means an inherited house does not always need a full administration. One Ohio wrinkle heirs trip on: dower. Under R.C. 2103.02 a spouse holds a dower interest in real property the other spouse owned during the marriage, and a surviving spouse's interest has to be accounted for in the paperwork. InTym Properties makes the written offer now and closes through a licensed Ohio title company when the fiduciary is ready to sign.
Statutes cited above: Ohio Laws: Ohio Revised Code
Inherited property in Michigan.
Michigan probates estates under the Estates and Protected Individuals Code, EPIC, in the probate court of the county where the decedent was domiciled, and most estates go informal: under MCL 700.3301 and following sections the county probate register, not a judge, reviews the application and appoints the personal representative, usually without a hearing. Once letters issue, the personal representative holds statutory power to sell real property. Small estates have two shortcuts with a hard ceiling: the simpler affidavit of decedent's successor under MCL 700.3983 covers personal property only and cannot transfer real estate, while a petition and order for assignment can move a small estate, house included, for estates under a low-five-figure threshold that adjusts annually for inflation. Either way an inherited house needs some probate filing; there is no affidavit route to the deed. InTym Properties writes the offer while the appointment is pending and closes through a licensed Michigan title company once the personal representative signs.
Statutes cited above: Michigan Legislature: Michigan Compiled Laws
“Inherited houses come with grief and paperwork. InTym Properties handles the paperwork so you can focus on the rest.”
InTym Properties
Questions.
Can I sell an inherited house before probate is complete?
Yes. InTym Properties can make a written offer now and close when the probate court clears title. The personal representative signs the contract, and the sale proceeds once the court authorizes it.
What is the difference between homestead and non-homestead property in Florida?
Homestead property (the deceased's primary residence) passes outside probate under the Florida Constitution but may require a court order to sell. Non-homestead property goes through formal or summary probate administration.
How long does probate take in Broward County?
Summary administration (estates under $75,000 or deceased gone 2+ years) takes 4 to 6 weeks. Formal administration takes 6 to 12 months. InTym Properties can make an offer at any point in the process.
What if there are multiple heirs?
All heirs must agree to the sale. The personal representative coordinates signatures. InTym Properties works with the PR and your attorney to ensure everyone is aligned before closing.
What are the filing fees for probate in Broward County?
Formal administration filing fee is $401. Summary administration filing fee is $346. These are court costs, not fees charged by InTym Properties: we do not charge any fees.
Do I need an attorney for probate in Florida?
Yes, Florida requires an attorney for formal probate administration. Summary administration may not require one. InTym Properties recommends consulting a Broward County probate attorney. We are the buyer, not your attorney.
Is there a small-estate shortcut for an inherited house in Ohio?
Yes. Under R.C. 2113.03 an estate can be released from administration when assets total $35,000 or less, or $100,000 or less when everything passes to a surviving spouse, and the court's order can direct the transfer of the real property itself. Many inherited Ohio houses never need a full administration.
Can a small-estate affidavit transfer an inherited house in Michigan?
No. Michigan's affidavit of decedent's successor under MCL 700.3983 covers personal property only and cannot transfer real estate. An inherited house needs a petition and order for assignment for qualifying small estates, or a full estate under EPIC. There is no affidavit route to the deed.
InTym Properties also handles.
Sell your house fast in Florida or Idaho.
Get your written offer.
Every offer signed. No obligation, in writing, usually within 48 hours.
Want the full process first? See how InTym Properties buys houses, step by step.
Reviewed October 15, 2026 · InTym Properties · Nationwide