Can I sell an inherited house in Illinois before probate is finished?
Often, yes. In many Illinois estates the executor or administrator has authority to sell real estate during probate, and we can sign a contract early and close as soon as your authority to sell is confirmed. Every estate is different — we work alongside your probate attorney and move at whatever pace your timeline allows.
Do I need to clean out my parents' house before selling?
No. Take the keepsakes and photos that matter to your family and leave everything else — furniture, clothing, decades of belongings. We handle the entire clean-out after closing. This is one of the biggest reliefs we provide to families.
What if there are multiple heirs who all have a say?
We work with multiple-heir estates regularly. A written cash-sale option with clear terms can be easier for a family to evaluate than a months-long listing with shifting offers and repair negotiations. Jim will communicate with whoever the family designates and keep the process transparent for everyone.
Will I owe taxes when I sell an inherited house?
Many heirs owe little or no capital gains tax because inherited property generally receives a stepped-up basis to its value at the date of death. Confirm your specific situation with your tax advisor or attorney — but for most families selling soon after inheriting, the tax bill is far smaller than they fear.
The house has a mortgage and back taxes. Can you still buy it?
Yes. Mortgages, delinquent property taxes, and most liens are paid off out of the sale proceeds at closing — the title company handles it. You don't need to bring money to the table or pay anything off in advance.
How fast can you close on an inherited property?
We make a firm cash offer within 24 hours and can close in as little as 7 days once you have authority to sell. If probate or family decisions need more time, we'll wait — you pick the closing date, whether that's two weeks or six months out.
Are there any fees or commissions when selling to Simply Sold?
Simply Sold does not charge the estate an agent commission for the direct cash-sale path. The written offer states who pays ordinary closing costs. Mortgage payoffs, taxes, liens, prorations, estate expenses, and other property-specific charges may still affect net proceeds.
How long does probate take in Illinois?
A straightforward estate under independent administration typically runs 6 to 12 months, and the 6-month creditor claims period is the floor — no estate closes faster than that. But the house doesn't have to wait: it can be sold as soon as the executor has Letters of Office, usually within the first few weeks.
Full timeline guide here.
Does the executor need court permission to sell the house?
Under independent administration — which is how most Illinois estates run — no. The executor can sell without a hearing. Only supervised administration (rare, usually when heirs are fighting) requires court approval of the sale. Your Letters of Office will say which type you have.
Can we use a small estate affidavit and skip probate?
Only if the estate's personal property totals under $150,000 ($150,000 for deaths on or after August 15, 2025 — $100,000 if the death was before then) — and even then, the affidavit doesn't transfer real estate. A house generally needs probate unless it was held in a trust, in joint tenancy, or covered by a Transfer on Death Instrument. Most inherited houses we buy in Madison and St. Clair County do go through probate, and we close on the estate's timeline.
How long does an executor have to sell the house?
Illinois sets no deadline — but every month the house sits, the estate pays taxes, insurance, and utilities out of money that would otherwise go to the heirs. A vacant house loses value two ways: carrying costs and condition decay. Once you count carrying costs and condition decay, selling sooner often nets the heirs more — run the numbers for your estate.
