Sell an Inherited House in Metro Detroit Without the Cleanout, Repairs or Stress
Inheriting a house often comes with a long to-do list: paperwork, belongings, repairs and family decisions. We buy inherited homes for cash, exactly as they are, and handle the hard parts so you can focus on your family.
- Leave the belongings. We handle the cleanout.
- Written offer the same day or within 24 hours
- Close in as little as 48 hours, or when the family is ready
Get Your Fair Cash Offer
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Local office in Ferndale · 500+ homes bought since 2011.
Can You Sell an Inherited House in Michigan?
Yes. Once you have the legal right to sign for the house, you can sell it, even if it needs repairs or is still full of belongings.
How you get that right depends on how the house was left to you. If it was in a living trust, owned jointly with you, or passed by a lady bird deed, you may be able to sell without going to probate court at all. If it was only in your loved one’s name, the estate usually needs to go through probate first, and the court-appointed personal representative signs to sell.
Not sure which applies to you? The table below walks through it, and we can help you figure it out on a free call.
Do You Need Probate to Sell an Inherited House in Michigan?
It depends on how the house was owned when your loved one passed. Find your situation below.
| How the house was left | Is probate needed? | Who signs to sell | What to do first |
|---|---|---|---|
| In a living trust | Usually no | The successor trustee | Find the trust document and confirm who the successor trustee is |
| Owned jointly “with right of survivorship” | Usually no | The surviving owner | Record the death certificate with the county register of deeds |
| Owned by a married couple (tenancy by the entirety) | Usually no | The surviving spouse | Record the death certificate with the county register of deeds |
| Passed by a lady bird deed (enhanced life estate deed) | Usually no | The person named on the deed | Record the death certificate and confirm the deed was recorded |
| Only in your loved one’s name, with a will | Yes | The personal representative named by the court | Open probate in the county where they lived |
| Only in your loved one’s name, no will | Yes | The personal representative appointed by the court | Open probate. Michigan law decides who inherits. |
| A small estate | A shorter court process may work | Depends on the process | Ask the probate court about a Petition and Order for Assignment |
Michigan doesn’t allow transfer-on-death deeds for real estate, so if your loved one didn’t use a trust, joint ownership or a lady bird deed, the house almost always goes through probate. That’s normal, and it doesn’t stop you from getting an offer now.
Taxes and Costs When You Sell an Inherited House
- No Michigan inheritance tax: Michigan doesn't collect an inheritance tax or estate tax on people who pass away today, so you won't owe the state just for inheriting the house.
- Capital gains are usually small: For federal taxes, an inherited house generally gets a 'stepped-up' basis, meaning its value is reset to what it was worth on the date your loved one passed. If you sell soon for about that amount, there's often little or no gain to tax.
- Property taxes can go up: Once no one lives in the house, it can lose its principal residence exemption, and in some cases the taxable value can reset when ownership changes. Both can raise the tax bill while the house sits.
- The mortgage still has to be paid: If there's a mortgage, payments are still due. The lender generally can't demand the full balance just because the owner passed, but missed payments can lead to foreclosure.
- Carrying costs add up: Insurance, utilities and upkeep keep coming every month, and many insurance policies limit coverage on a vacant home.
Every family’s situation is different, so talk to a tax professional about your numbers. What we can tell you is that a faster sale usually means fewer months of these costs coming out of the family’s share.
Is there a mortgage or back taxes on the house? We pay them off at closing from the sale, so the family doesn’t need cash up front.
What Can You Do With an Inherited House?
There’s no single right answer. Here’s an honest look at each option, so the family can decide together.
| Option | Best when | Upside | Downside |
|---|---|---|---|
| Move in | Someone in the family wants to live there | Keeps the home in the family | The mortgage, taxes and upkeep become theirs, and other heirs may need to be bought out |
| Rent it out | The house is in good shape and someone wants to be a landlord | Monthly income | Repairs, tenants, and splitting income and work between heirs |
| List with an agent | The house is updated and the family has time | Usually the highest sale price | Cleanout, repairs, showings, commissions and months of carrying costs |
| Sell to Revive for cash | The house needs work, heirs are spread out, or the family wants it settled | Fast, as-is, no cleanout, no commissions, one clear number | The offer is below retail price |
If the house is in great shape and the family has time, listing may net more, and we’ll tell you that. If it needs work or the family wants it handled quickly, a cash sale is often the simpler path. We’ll show you both numbers so you can compare.
We Handle the Hard Parts of Selling an Inherited Home
- A house full of belongings: Take the photos, heirlooms and anything that matters. Leave the rest. We handle the cleanout after closing and donate what can be reused.
- Repairs no one kept up with: Old roof, tired furnace, a kitchen from decades ago. We buy as-is, so the family doesn't spend a dime fixing a house it's about to sell.
- Siblings and multiple heirs: One written cash offer gives everyone the same number to look at. The title company splits the proceeds the way the will or the law says.
- Family that lives out of state: We can handle the walkthrough, paperwork and closing remotely, so no one has to fly back to Michigan.
- Tenants in the house: Inherited a rental? We can buy it with tenants in place.
- Back taxes, liens or a mortgage: We pay them off at closing from the sale. No cash needed up front.
How It Works
Step 1:
Tell us about the house
Fill out the form or call. It’s fine if you don’t know yet whether you need probate.
Step 2:
Get a written cash offer
One walkthrough, then a written offer the same day or within 24 hours. No cleanout first.
Step 3:
We help with the paperwork
We work with the family, your attorney if you have one, and our title company, which handles inherited and probate sales every day.
Step 4:
Close when you're ready
In as little as 48 hours once someone has the right to sign, or on the family’s timeline.
Review
Sam from Revive was a great help throughout our mom’s home sale. He walked us through the process step by step… They were able to help us close within 3 weeks.
Our Promise to Families
- We'll show you what the house could sell for on the open market, so the family can compare honestly.
- If listing would net the family more and you have the time, we'll tell you.
- No pressure and no deadlines from us. Your offer is in writing, with no obligation.
- Share the offer with your siblings, your attorney or anyone you trust. We encourage it.
- We treat your loved one's home with respect, and we'll give you time to collect what matters.
Selling an Inherited House: Common Questions
How soon can I sell an inherited house?
As soon as someone has the legal right to sign. If the house was in a trust or jointly owned, that can be within weeks. If it goes through probate, you can usually sell once the court appoints a personal representative.
Do I have to pay taxes when I sell an inherited house?
Often very little. Michigan has no inheritance tax for people who pass away today, and for federal taxes the house’s value is generally reset to what it was worth on the date of death, so a quick sale usually has little gain. Check with a tax professional for your situation.
What if my siblings don't agree on selling?
It’s common, and a clear written offer helps. Everyone sees the same number and can compare it with listing. If the house is in probate, the personal representative has the authority to sign, and the court can step in if someone formally objects.
Can I sell an inherited house with a mortgage on it?
Yes. The mortgage is paid off at closing from the sale, and whatever is left goes to the heirs or the estate. Keep making payments until then to avoid late fees or foreclosure.
Do I have to clean out the house before selling?
No. Keep what matters to the family and leave everything else. We handle the cleanout after closing.
Can I sell if I live out of state?
Yes. We can do the walkthrough, paperwork and closing remotely.
Should I fix up the house before selling?
What if the house has tenants?
We can buy an inherited rental with the tenants still living there, so you don’t have to handle the lease or a move-out.
Let's Make This One Less Thing to Worry About
Get a free, no-obligation cash offer on the inherited house. No cleanout, no repairs, no pressure.
Get Your Fair Cash Offer
Enter your address to get started. It’s free and there’s no obligation.
Revive Realty is a home buyer, not a law firm or tax advisor. Nothing on this page is legal or tax advice. Talk to an attorney or tax professional about your specific situation.
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