1
Contact Us
Fill out our form or call (502) 528-7273. Tell us about your property and situation.
Local Cash Buyer • Southern Indiana & Louisville
Inherited a House in Indiana? We'll Buy It As-Is.
You don't need to repair it, clean it out, or figure out probate alone. We buy inherited homes throughout Indiana for cash — straightforward offers, no commissions, close on your schedule.
7
Days to Close
$0
Fees or Commissions
24h
For Cash Offer
Get Your Free Cash Offer
Get a cash offer on the inherited property.
Selling an Inherited House Is Different — Here's What You Need to Know
Most home sales are straightforward: you decide to sell, you hire an agent or call a buyer, and the process moves forward. Inherited properties are more complicated. The person who owned the house is gone. Title may still be in their name. There may be a mortgage, back taxes, or liens you just found out about. And in many cases, there are multiple heirs who all need to agree on what to do.
On top of all that, you may be managing this from out of state, dealing with a house that has not been maintained in years, or trying to sort through decades of belongings during what is already a hard time.
We have purchased inherited homes throughout Indiana for over a decade. We understand what makes these transactions different and we are set up to handle the complications — so you do not have to.
The Real Complications Inherited Properties Bring
Probate — What It Is and How It Affects the Sale
If the person who died did not have a trust, transfer-on-death deed, or joint ownership in place, the property may need to go through Indiana's probate process before it can be sold. Probate is the court-supervised process of transferring assets from a deceased person's estate. In Indiana, a personal representative (executor) is appointed by the court and given Letters Testamentary — legal authority to act on behalf of the estate, including selling property.
We work with estates in probate regularly. We can evaluate the property and put together a written offer now, so everything is ready to move the moment the legal authority is in place. You do not have to wait for probate to close completely before you start the conversation.
Multiple Heirs
When two or more family members inherit a property, every heir with an ownership interest must sign the deed at closing. This is manageable — title companies handle multi-heir closings routinely — but it requires coordination. We work with families scattered across different states and time zones. Remote notarization and mail-away closings are available, so no one has to travel to Indiana to sign.
Where families disagree about what to do with the property, a cash sale often becomes the cleanest resolution — a fixed number, distributed evenly, with no ongoing arguments about maintenance or rental income.
Property Condition and Deferred Maintenance
Inherited homes are often older and have not been updated in years. They may have sat vacant since the owner passed. Deferred maintenance, outdated systems, foundation issues, or just a lifetime of belongings inside — none of this stops the sale with us. We buy the property as it sits. You take what you want and leave the rest. We handle the cleanout after closing.
Back Taxes, Liens, and Existing Mortgages
Back property taxes, contractor liens, HOA arrears, and existing mortgages all follow the property — not the person who died. They become the estate's responsibility and get resolved at closing through the Indiana title company. You do not write a check before closing. The title company pays them from the sale proceeds. You receive whatever remains after those items are settled.
Tax Implications — What Most Sellers Do Not Know
Indiana does not impose an inheritance tax on most beneficiaries. For federal capital gains tax, inherited properties typically receive a "stepped-up basis" — meaning your tax basis is the fair market value at the date of death, not the original purchase price. If you sell quickly and for close to current market value, capital gains taxes are often minimal or zero. We recommend talking with a CPA or estate attorney to understand your specific situation, but this is frequently not the tax problem people expect it to be.
How the Process Works for Inherited Properties in Indiana
Here is what the process looks like from first contact through closing — with the Indiana-specific steps that apply to estate sales.
1
You Call or Fill Out the Form
Tell us about the property — address, general condition, and what you know about the estate status. We do not need everything figured out before the first conversation. We will ask the right questions.
2
We Review the Estate and Title Status
We look at the property in public records — current ownership, any liens, tax status, and whether probate is open. This gives us a clear picture of what needs to be resolved at closing and what the realistic timeline looks like.
3
We Walk the Property
A quick walkthrough — 20 to 30 minutes. We are evaluating what the property realistically needs, not looking for reasons to lower the offer. If you are out of state and cannot be present, we can work from photos and video for the initial assessment.
4
You Receive a Written Cash Offer Within 24 Hours
Based on comparable sales in the area, actual property condition, and any liens or payoffs. We show our math if you ask. The number we quote is what we intend to close at — we do not renegotiate after the fact.
5
Title Opens at an Indiana Title Company
We work with licensed Indiana title companies experienced in estate and probate closings. They conduct the full title search, clear any liens, prepare closing documents, and handle the fund transfer. If probate is involved, your attorney coordinates directly with the title company.
6
All Heirs Sign, You Get Paid
On closing day, all parties sign — in person or via mail-away. Funds are wired to the estate account the same day or the following morning. Taxes and liens are paid from proceeds. The estate receives the net balance.
Properties We Have Purchased — Real Situations
Jeffersonville, IN — Clark County
Inherited Ranch Off Utica Pike, Multiple Heirs Out of State
Three siblings inherited a brick ranch from their father. None lived in Indiana. The house had not been updated since the 1990s and needed a full roof, HVAC replacement, and interior work. All three signed remotely. Closed in 22 days through a Clark County title company with no repairs made and no cleanout required.
Closed in 22 DaysNew Albany, IN — Floyd County
Estate Property in Probate, Active Mortgage
Seller inherited a home with an existing mortgage and back property taxes. Probate was still open when we first spoke. We made an offer contingent on Letters Testamentary being issued, and closed within 11 days of the court appointment. The title company paid off the mortgage and tax balance at closing from proceeds.
Probate HandledScottsburg, IN — Scott County
Vacant for Two Years, Extensive Deferred Maintenance
A daughter inherited her mother's home but lived in Tennessee and had no capacity to manage it. The house had sat vacant for two years — roof leaks, pest issues, and a garage full of belongings. She wanted a clean sale with no involvement in repairs or cleanout. We walked the property, offered within 24 hours, and closed in 18 days.
Left Everything BehindWhat Sellers Say
★★★★★
"We inherited a house in Clark County and had no idea where to start — multiple heirs, probate, and the house needed work. Roger walked us through everything, made a fair offer, and closed after probate cleared. No agents, no repairs. Closed in under three weeks from the time we called."
C. Thompson
Clark County, IN
★★★★★
"My sister and I inherited our dad's house in New Albany. We both live out of state and just needed it handled. Roger made the process easy — we signed remotely and the title company took care of everything. The offer was fair and there were no surprises at closing."
Donna R.
Floyd County, IN
★★★★★
"The house had been vacant for almost two years and was in rough shape. I was dreading finding an agent or dealing with repairs. Roger looked at it, gave me an honest offer the next day, and we closed in 18 days. I didn't have to touch a thing."
Mark S.
Scott County, IN
We close through licensed Indiana title companies experienced with estate property transfers, probate closings, and lien resolution. Every transaction produces a full HUD settlement statement before closing. Funds are wired securely at closing — you know exactly what you will receive before you sign anything.
Questions Inherited Property Sellers Ask
It depends on how the property was held. If it was in a trust or had a transfer-on-death deed, you may be able to sell immediately. If probate is required, you generally need the court to issue Letters Testamentary — legal authority for the personal representative to sell. We can evaluate the property and prepare an offer now so you are ready to close the moment that authority is in place. You do not need to wait for probate to finish entirely.
All heirs with an ownership interest must sign the deed at closing. This is routine — we coordinate with families across multiple states regularly. Remote notarization and mail-away closings are available, so no one needs to travel to Indiana to close. If heirs are disagreeing about what to do with the property, a cash sale is often the cleanest resolution — a fixed number, split evenly, with no ongoing maintenance or rental management disputes.
Indiana does not have an inheritance tax for most beneficiaries. For federal capital gains, inherited properties typically receive a stepped-up basis — your cost basis is set to the fair market value at the date of death, not the original purchase price. If you sell promptly and near current market value, capital gains are often minimal or zero. We recommend consulting a CPA or estate attorney for your specific numbers, but this is frequently much less of an issue than people expect.
No. We buy inherited homes in any condition — vacant for years, full of belongings, deferred maintenance, foundation issues, fire damage, hoarding situations. You take what you want and leave the rest. We handle the cleanout after closing. Condition affects the number we can offer — it does not determine whether we will buy.
Back property taxes, HOA assessments, contractor liens, and existing mortgages all get paid at closing by the Indiana title company from the sale proceeds. You do not need to pay them in advance or come to the table with cash. The title company confirms the full payoff amounts before closing so there are no surprises in what you net.
If the estate has clear title authority — Letters Testamentary issued, or a trust already in place — we typically close in 14 to 21 days. If probate is pending, the timeline depends on where the estate is in the court process, which varies by county. We can begin the evaluation and offer process immediately so you are ready to close as soon as legal authority is confirmed.
No. We cover 100% of standard closing costs — title work, recording fees, and all administrative charges. No agent commissions. The number we agree on is what you net at closing, minus any existing mortgage balance or liens on the property that get paid off at the title company.
Related Pages
If you are dealing with a related situation, these pages may also be useful:
Questions? Call Roger today for a free consultation:
(502) 528-7273
How It Works - 3 Simple Steps
2
Get Your Cash Offer
We'll evaluate your home and present a fair, no-obligation cash offer within 24 hours.
3
Close & Get Paid
Accept the offer, pick your closing date, and get cash in hand. That simple.
Ready to Talk About the Property?
No pressure, no obligation. Just a conversation about your options.
An Oettinger Management Group portfolio company