Once your family knows who has the authority to sell (we covered that in Who Has the Right to Sell Mom's House?), the next question shows up fast. What do we actually do with the house?
If you're selling an inherited house in Philadelphia or South Jersey, you have three paths. You can sell it as-is on the open market, fix it up first, or take a cash offer from an investor. Some of you may already have a postcard on the counter that says "We Buy Houses, Any Condition!"
The best choice depends on the condition of the house, how much time and money the family has, and honestly, how much energy everyone has left. This guide walks through each option so you can make a confident decision together.
Option 1: Sell the inherited house as-is on the open market
Selling as-is means you list the home with an agent on the MLS and make it clear up front that you won't be making repairs. You'll still need to disclose any known issues, remove personal belongings, clean it out, and make it presentable.
Many families are surprised by how well this works. Plenty of buyers, from first-timers to contractors, are actively looking for a house they can update their own way. In established towns like Collingswood, Haddon Township, and Haddonfield, or in Philly rowhome neighborhoods, an older home with good bones can still draw real interest.
Why families choose it:
You reach the most buyers, which usually means the strongest price for the condition.
No upfront repair costs and no contractor schedules to manage.
A faster timeline than a renovation, often 30 to 60 days to close once you accept an offer.
What to keep in mind:
Buyers will still do inspections, and they may ask for credits or repairs. "As-is" sets expectations, but it doesn't stop negotiation.
Financed buyers need the house to pass the lender's appraisal. Major issues like a failing roof or no working heat can limit who can buy it.
In many South Jersey towns, the seller needs a resale certificate of occupancy inspection before closing, even on an as-is sale. It's worth checking your town's requirements early. New Jersey also requires a smoke alarm, carbon monoxide alarm, and fire extinguisher certificate before any home changes hands.
This tends to fit when: the house is livable, the family wants a fair price, and nobody has the time or budget to manage a renovation.
Option 2: Fix up the inherited house before selling
Fixing up a house before you sell can bring a higher price. The key word is can. It only pays off if the extra money you get from the sale is more than what you spent on repairs, with enough left over to make the time and effort worth it.
The good news is you don't have to choose between "do nothing" and "full renovation." Most of the value usually comes from the simple stuff.
Projects that often pay off:
A full clean-out and deep clean. It sounds small, but it changes how the whole house feels.
Fresh, neutral paint.
Refinishing hardwood floors that have been hiding under carpet for 30 years.
Fixing anything that could scare a buyer or a lender: leaks, broken windows, electrical or heating problems.
Curb appeal: trimmed shrubs, a clean front door, working porch lights.
Projects to think twice about: full kitchen or bathroom remodels, additions, or high-end finishes. These cost the most, take the longest, and buyers often want to choose those finishes themselves.
The costs people forget: Every month the house sits, the estate keeps paying for it. That includes property taxes, insurance (vacant homes often need special coverage), utilities, and lawn care or snow removal. A two-month project that turns into five months can eat up the gain fast.
A few other things to talk through as a family: Who's paying for the work upfront? Who's managing the contractors? Does everyone agree on the budget? Those conversations are much easier to have before the first check is written.
This tends to fit when: the house needs mostly cosmetic work, the estate has cash to invest, and someone in the family has the time to oversee it. I'm always happy to walk through a house with you and help sort out which updates are worth it and which aren't.
Option 3: Take a cash offer on the inherited house
Cash offers on inherited homes are very common. Investors watch for estate sales, and families often hear from them within weeks of a loved one's passing. That can feel intrusive, but a cash sale isn't automatically a bad deal. For some families, it's exactly the right fit.
Why families choose it:
Speed. Many investors can close in a few weeks.
No clean-out. Some will take the house with everything still inside.
No repairs, no showings, and fewer surprises from inspections or appraisals.
What it usually costs you: price. An investor needs room to cover repairs, holding costs, and their own profit when they resell. A common rule of thumb investors use looks something like this:
Expected price after repairs (investors call this the ARV, or after-repair value) × about 70%, minus the estimated repair cost
So on a house that could sell for $400,000 after $60,000 of work, an offer built that way lands around $220,000. On the open market as-is, that same house might sell for noticeably more. Every house is different, which is exactly why it's worth running your own numbers.
A few things to watch for:
Pressure to sign quickly, or offers that "expire" in 24 hours.
Contracts with long inspection periods that let the buyer walk away or renegotiate later.
Buyers who want to "assign" the contract to someone else. That often means they're a middleman, not the actual buyer.
Any request to sign before the executor or administrator has been officially appointed.
This tends to fit when: the house needs major repairs, the family needs a quick and simple close, or no one lives nearby to manage a sale. If a cash offer is on the table, I'm happy to compare it side by side with what an open-market sale could look like. No pressure either way.
Sell as-is vs. fix up vs. cash offer: side by side
| Sell as-is (open market) | Fix up, then sell | Cash offer | |
|---|---|---|---|
| Typical price | Market value for the condition | Highest potential, minus what you spend | Usually the lowest |
| Money needed upfront | Little (clean-out, basic prep) | Significant (repairs and carrying costs) | None |
| Time to closing | About 1 to 3 months | Often 3 to 6 months or more | Often 2 to 4 weeks |
| Clean-out required | Yes | Yes | Often no |
| Family effort | Moderate | High | Low |
| Biggest risk | Inspection or appraisal surprises | Delays and going over budget | Leaving money on the table |
Timelines are general estimates and assume someone already has legal authority to sell.
Five questions to help your family decide
When I sit down with families, these are the questions that usually point to the right path:
What condition is the house really in? A walk-through with an agent, or a pre-listing inspection, gives you facts instead of guesses.
How much cash does the estate have to work with? If repairs would have to come out of someone's personal savings, that changes the math.
How quickly does the family need to close? Think about carrying costs, debts the estate needs to pay, and everyone's emotional bandwidth.
Who lives close enough to manage things? Contractors, showings, and inspections all need someone on the ground.
Does everyone agree? When several siblings inherit together, getting on the same page early can save everyone from harder conversations later. Seeing all three options with real numbers often helps.
One more thing: the house doesn't have to be perfect before you talk to anyone. Many families wait until the house is "ready," when a quick conversation early on could have saved them time and money.
Frequently asked questions about selling an inherited house
Can you sell an inherited house as-is in Pennsylvania or New Jersey?
Yes. Plenty of inherited homes in Philadelphia and South Jersey sell as-is. "As-is" means you won't be making repairs, but it doesn't mean you can keep quiet about what you know. If you're aware of a roof leak or an old oil tank, share it. In Pennsylvania, an executor who never lived in the home may not have to fill out the standard seller disclosure form, though being upfront about known problems still protects the estate. Your estate attorney can confirm what applies to your situation.
Do we have to wait for probate to finish before selling the house?
Usually not. Once the executor or administrator is officially appointed (by the Register of Wills in Pennsylvania, or the county Surrogate in New Jersey), that person can typically list and sell the house while the rest of the estate is still being settled. That paperwork is called letters testamentary, or letters of administration if there's no will. Many families start the clean-out and get a value estimate before then, so they're ready to go.
How fast can you sell an inherited house for cash?
Many cash buyers can close in two to four weeks once someone has legal authority to sign. An open-market sale usually takes one to three months from listing to closing. The faster option often comes with a lower price, so it's worth comparing both before you decide.
Do you pay taxes when you sell an inherited house?
It depends, but often less than families expect. Inherited homes usually get what's called a "stepped-up basis." In plain terms, the home's value for tax purposes resets to what it was worth on the date your loved one passed. If you sell for close to that amount, there may be little or no capital gains tax. In Pennsylvania, a separate inheritance tax may apply depending on who inherits. New Jersey generally doesn't charge inheritance tax to spouses, children, grandchildren, or parents. A CPA or estate attorney can walk you through the numbers for your family.
Making the right call for your family's inherited home
Selling an inherited house is part money decision, part family decision, and part goodbye. It's OK if it takes some time to decide which path feels right.
Got a cash offer and not sure if it's fair? Our free Inherited Home Kit includes an "Is This Cash Offer Fair?" calculator, along with a First 30 Days checklist. If you'd rather talk it through, I'm more than happy to walk the house with you and lay out all three options with real numbers.
This article is general education, not legal, tax, or financial advice. Every estate is different, so please confirm the details for your situation with your estate attorney or CPA.