I Inherited a House in Pennsylvania — What Are My Options?

Losing a family member is hard enough without also having to figure out what happens to their house. If you’ve inherited property in Pennsylvania — or expect to — it’s completely normal to feel unsure about unfamiliar terms like probate, estate administration, or personal representative. This page walks through what typically happens to a house during Pennsylvania probate, what the state’s inheritance tax means for you, and how we can help if selling turns out to be the right option for your family.

Understanding Probate in Pennsylvania

Before an inherited Pennsylvania property can usually be sold, someone needs legal authority to act on behalf of the estate. The Register of Wills in the county where the decedent lived appoints a personal representative — an executor if one is named in a valid will, or an administrator if there isn’t a will — who receives Letters Testamentary or Letters of Administration under Pennsylvania’s Probate, Estates and Fiduciaries Code. Those Letters are generally what give the personal representative authority to manage estate property, including listing and selling real estate, subject to the terms of the will and Pennsylvania law.

If there’s no will, the estate passes through Pennsylvania’s intestate succession rules, and the Register of Wills appoints an administrator to manage it. Because probate procedures and an executor’s specific authority can vary depending on the will’s language and the county, it’s worth confirming the details with the Register of Wills or an estate attorney early in the process.

Pennsylvania Inheritance Tax

Pennsylvania is one of the few states with its own inheritance tax, and it applies based on the heir’s relationship to the person who died. The tax is due at the date of death and becomes delinquent nine months later; paying within three months of the death earns a 5% discount. Property owned jointly between spouses is exempt.

• 0% on transfers to a surviving spouse, or to a parent from a child aged 21 or younger
• 4.5% on transfers to direct descendants and lineal heirs
• 12% on transfers to siblings
• 15% on transfers to other heirs, with some exemptions for charitable organizations and government entities

Can You Sell an Inherited House Before Probate Closes?

In most cases, the personal representative needs Letters Testamentary or Letters of Administration from the Register of Wills before they have authority to sell estate real estate. Once appointed, they can typically move forward with listing or selling the property as part of administering the estate, though this can depend on the will’s specific terms or, in some cases, court or heir approval. An estate attorney can confirm what’s required for your specific situation before you list or sell.

Why Pennsylvania Heirs Choose to Sell an Inherited Property

• Avoiding the upkeep, insurance, and vacancy risk of a second property
• Splitting proceeds fairly among multiple heirs
• Covering the Pennsylvania inheritance tax bill without dipping into other funds
• Living out of state with no ties to the local area
• Resolving delinquent property taxes that built up before or during probate

When Should You Call Us?

• You haven’t started probate yet and want to understand the timeline
• You’ve been appointed executor or administrator and are ready to sell
• Multiple heirs want a fast, fair way to split the proceeds
• The inheritance tax deadline is approaching and you need to move quickly
• The property has been vacant and needs repairs you don’t want to take on

How We Help Pennsylvania Heirs and Executors

• Reach out any time — whether probate just opened or Letters have already been issued
• Get a no-obligation cash offer on the property as-is
• We can work with your attorney or the Register of Wills to coordinate closing once Letters are issued
• Flexible closing timelines that work around the inheritance tax deadline

Why Choose Expert Land Sellers

• We buy inherited houses as-is, including homes that need repairs or cleanout
• No realtor commissions or listing fees eating into what heirs receive
• We’re comfortable working with executors, administrators, and multiple heirs at once
• Flexible closing timelines that work around probate and tax deadlines

Frequently Asked Questions

Do I have to go through probate to sell an inherited house in Pennsylvania?

In most cases, yes. A personal representative generally must be appointed by the Register of Wills and issued Letters Testamentary or Letters of Administration before they have legal authority to sell estate real estate.

How much is Pennsylvania inheritance tax?

It depends on the heir’s relationship to the decedent: 0% to a surviving spouse or to a parent from a child 21 or younger, 4.5% to direct descendants, 12% to siblings, and 15% to other heirs. Property owned jointly between spouses is exempt.

When is Pennsylvania inheritance tax due?

It’s due at the decedent’s death and becomes delinquent nine months after death. Paying within three months of the death earns a 5% discount.

Can multiple heirs sell an inherited house together?

Yes. Once a personal representative is appointed, the property can generally be sold and the proceeds divided according to the will or, if there’s no will, Pennsylvania’s intestacy law.

What if there’s no will?

The estate passes through intestate succession under Pennsylvania law, and the Register of Wills appoints an administrator to manage the estate, including any real property.

A Note on Legal Information

This page is provided for general educational purposes only and is not legal or tax advice. Probate and inheritance tax rules can vary by county and individual circumstances, and are subject to change. Please consult a licensed Pennsylvania attorney, the Register of Wills, or the PA Department of Revenue regarding your specific situation before making any decisions about an inherited property.

Related Pennsylvania Guides

• Behind on Property Taxes in Pennsylvania? Your Options Explained
• Selling Your House During Foreclosure in Pennsylvania