Selling an Inherited House in Philadelphia
Most people who inherit a house in Philadelphia did not plan to own it. It arrives in the middle of grief, usually with a to-do list attached: a mortgage that is still accruing, taxes that may already be behind, a roof someone has been meaning to look at, and siblings who each have a different idea of what should happen next.
This page explains how the process actually works in Philadelphia — the office you go to, the paperwork that controls whether you can legally sell, and the tax deadline that catches most families by surprise. It is general information, not legal advice, and it is not a substitute for talking to an estate attorney about your specific situation.
You usually cannot sell until the estate is opened
A deed transfers ownership. When the owner dies, someone has to be legally appointed before the property can be conveyed to a buyer. In Philadelphia that appointment comes from the Register of Wills, Room 180, City Hall, Philadelphia, PA 19107.
The office takes probate matters by appointment — you can reach the Probate Department at (215) 686-6255 or ProbateAppt@phila.gov, Monday through Friday, 8 a.m. to 4 p.m.
If there is a will, the named executor petitions for probate and a grant of Letters Testamentary. Bring the original will, the original death certificate, an estimate of the estate’s value, and valid current ID.
If there is no will, you petition for a grant of Letters of Administration. A sole beneficiary typically qualifies to serve as administrator. Where several heirs exist, they either agree on one administrator or serve as co-administrators — and if they can’t agree, the Register of Wills may decide, and may appoint an independent administrator.
Once the estate is open, you can request short certificates — the certified proof of your authority that title companies, banks and utilities ask for. After probate has started, you request them at ShortCertAppt@phila.gov.
The Register of Wills is explicit that it can walk you through the process but cannot give legal advice.
Pennsylvania inheritance tax: the nine-month clock
Pennsylvania taxes inheritances based on the heir’s relationship to the person who died. The Pennsylvania Department of Revenue’s rates are:
- 0% — to a surviving spouse, and to a parent from a child aged 21 or younger
- 4.5% — to direct descendants and lineal heirs
- 12% — to siblings
- 15% — to other heirs (charities, exempt institutions and government entities are excluded)
Two dates matter. The tax is due at the date of death and becomes delinquent nine months after death. And if it is paid within three months of death, a 5% discount is allowed.
This surprises people, because the tax is owed whether or not the house has sold. Families who intend to hold a property “for a while and decide later” sometimes find the deadline arrives before the decision does.
Tangled title — Philadelphia’s quiet epidemic
A tangled title is when you live in a home, you consider yourself the owner, and everyone in the family agrees you are — but your name is not on the deed. It happens constantly here, usually because a parent or grandparent died without a will, or because probate was started and never finished before the next person in line died too.
The City’s own description of the consequences is blunt. With a tangled title you can’t get home loans or grants, and you have trouble accessing homeowner’s insurance, utility or tax assistance programs, and licensed contractors. The City also warns that tangled-title properties are vulnerable to foreclosure and deed fraud.
You also cannot sell. No legitimate buyer and no title company can close on a deed you have no authority to sign.
Free help exists:
- Register of Wills Title Clearance Unit (TCU) — (215) 686-6262, TCU@phila.gov. It offers free guidance, and is clear that it is “not a replacement for legal advice.”
- The Tangled Title Fund, a grant program funded through the City’s Division of Housing and Community Development, helps residents clear titles.
- Philadelphia Legal Assistance advises and represents eligible clients through probate and helps prepare and file corrected deeds with the Department of Records. General intake: 215-981-3800.
If your title is tangled, sorting that out comes first. We would rather tell you that early than waste your time.
Tell us about the house you inherited
You do not need the estate settled, the deed cleared, or the house cleaned out to get a number from us. Send the address and we will look at the block, the condition and what is owed, and come back with a real figure — usually the same day. You can take it to your siblings, your attorney, or ignore it entirely.
There is no fee, no commission, and no obligation. If listing it would put more money in your pocket, we will say so.
Where a cash sale fits
Selling as-is to a direct buyer is not right for every inherited property. It tends to make sense when the estate is carrying costs it cannot absorb, when the house needs work no one in the family wants to manage from out of state, when the heirs simply want a clean split, or when the nine-month inheritance tax deadline is approaching and the property is the only meaningful asset.
It does not make sense if the house is in good shape and the family has time — a traditional listing will usually net more.
We will tell you which one you’re looking at.
Get a no-obligation cash offer
Call (267) 507-5453. We will ask where the estate stands, look at the property as it is, and give you a free, no-obligation cash offer. If we think listing it would serve you better, we will say so. There is no cost and no pressure either way.
Philly Property Buyers · 1800 E Schiller St, Philadelphia, PA 19134
Frequently asked questions
Can I sell an inherited house in Philadelphia before probate is finished?
Generally you need legal authority to convey title, which comes from Letters Testamentary or Letters of Administration issued by the Register of Wills. Many sales are negotiated while an estate is still open and close once the personal representative has authority and a short certificate. Ask an estate attorney what applies to your estate.
How much is Pennsylvania inheritance tax on a house?
It depends on your relationship to the person who died: 0% for a surviving spouse, 4.5% for direct descendants and lineal heirs, 12% for siblings, and 15% for other heirs. It becomes delinquent nine months after death, with a 5% discount for payment within three months.
What if my siblings and I disagree about selling?
Where multiple heirs exist, they can agree on one administrator or serve as co-administrators. If they cannot agree, the Register of Wills may decide who is appointed, and may appoint an independent administrator. Disagreements over whether to sell are a matter for the personal representative and, if needed, the court — this is a good moment for an attorney.
My name isn’t on the deed but I’ve lived here for years. Can I sell?
Not until the title is cleared. Start with the Register of Wills Title Clearance Unit at (215) 686-6262 or TCU@phila.gov, or Philadelphia Legal Assistance at 215-981-3800.
Do I have to clean the house out first?
No. We buy as-is and are used to properties with belongings still in them. Take what matters to your family and leave the rest.
Will you buy if the house still has a mortgage or back taxes?
Usually yes. Liens and payoffs are handled at closing out of the sale proceeds. What matters is whether the numbers work — we will tell you honestly if they don’t.
Tell us about the house you inherited
You do not need the estate settled, the deed cleared, or the house cleaned out to get a number from us. Send the address and we will look at the block, the condition and what is owed, and come back with a real figure — usually the same day. You can take it to your siblings, your attorney, or ignore it entirely.
There is no fee, no commission, and no obligation. If listing it would put more money in your pocket, we will say so.
