Inherited a house in Chicago? Here's where to start.
An inherited house comes with paperwork, bills and decisions, often shared with siblings. We buy inherited houses across Cook County as-is, work with your executor and attorney, and close when the estate is ready.
Get a cash offer on it
No obligation. We never sell your info. Prefer to talk? Call or text (773) 825-9855.
How an inherited house passes in Illinois
How you sell an inherited house depends on how it was owned when your loved one died. Some houses pass outside probate. Others need a court case before anyone has the authority to sign a deed. The title company will sort out which one applies before it insures a sale.
- Check for a way around probate
A house can pass without probate if it was held in joint tenancy with a surviving owner, held in a living trust or land trust, or covered by a recorded transfer on death instrument. The surviving owner, trustee or named beneficiary can usually sell once the right documents are recorded.
- Know the small estate limit
Illinois’s small estate affidavit covers personal property only. For deaths on or after August 15, 2025, the limit is $150,000, not counting vehicles. It can’t be used to transfer real estate, so a house in the decedent’s name alone generally needs probate.
- Open probate
Someone files a petition in the circuit court of the county where the decedent lived. In Cook County that’s the Probate Division at the Daley Center. The judge appoints an executor named in the will, or an administrator if there’s no will, and the court issues letters of office giving that person authority to act.
- Independent administration
Most Illinois estates run under independent administration, which lets the representative sell real estate without a separate court order. If the will leaves the house to a specific person, that person has to consent in writing.
- Notice to creditors
The representative publishes a claims notice once a week for three weeks. Claims filed after the deadline, at least six months from the first publication, are barred. The house can often be sold before then, with the money held in the estate.
In a probate sale, the representative signs the deed, not every heir. Still, any heir can ask the court to switch the estate to supervised administration, which adds court approval to a sale. Keeping your siblings and other heirs informed about offers and costs usually saves time.
Our parent company, BAM Home Buyers, has a longer guide to selling an inherited house in Illinois if you want more detail.
Ways out, compared
One heir can buy out the others, or the estate can deed the house to the person who wants it. Plan for the mortgage, taxes, insurance and repairs that come with it.
Rent can cover the holding costs, but you take on repairs, tenants and landlord rules. It works well when the house is in good shape and the heirs agree on who manages it.
If the house is updated and the heirs aren’t in a hurry, listing often brings the highest price. Expect a cleanout, some repairs and showings before it sells.
We buy as-is, belongings and all, and close when the estate is ready. We pay normal closing costs and all transfer taxes, and the proceeds go to the estate or heirs through the title company.
Costs to watch while the estate is open
An empty house still costs money every month. Someone needs to keep these current until it sells.
- Property taxes. Cook County bills a year behind, in two installments. Keep paying them so they don’t go delinquent, and ask the Cook County Assessor how the decedent’s exemptions are handled from here.
- Insurance. Tell the insurer about the death. Many homeowners policies limit coverage once a house is vacant, so ask if you need a vacancy policy.
- Utilities. Keep the heat on in winter so pipes don’t freeze. In Chicago, the final water bill has to be paid before the city issues the Full Payment Certificate a deed needs to record.
- The mortgage. Tell the servicer about the death and keep payments going if you can. Federal rules give heirs, called successors in interest, a way to get information about the loan.
- Taxes on the sale. Inherited property generally gets a stepped-up basis, which can lower or remove capital gains tax when you sell. Ask a tax pro how it applies to you.
How a cash sale works with an executor
Many inherited houses are full of furniture, papers and decades of belongings. You don’t have to empty it for us. Take what matters to the family and leave the rest.
- Offer. We walk through the house and send a written cash offer, usually within 24 hours.
- Who signs. The executor or administrator signs the contract under the letters of office. If the house passed outside probate, the surviving owner or trustee signs.
- Title work. The title company checks the estate paperwork, orders payoffs on any mortgage or liens and confirms any court approval needed.
- Closing. The representative signs the deed, by mail with a notary if they live out of state. Proceeds go to the estate account, then to heirs once debts and expenses are paid.
- Costs. We pay normal closing costs and all transfer taxes, including the state, county and City of Chicago taxes.
“My brother and I inherited our mom’s house in Oak Lawn. We couldn’t agree on what to do with it, and it sat vacant for months. I reached out and they handled the entire process. We sold it as-is, split the money, and avoided a major family argument.”
Three steps. You pick the closing date.
- Tell us about the house
Fill out the form or call (773) 825-9855. A few quick questions, no pressure.
- Get a fair cash offer in 24 hours
We look at the house with you and show you how we got the number. No obligation.
- Close on your date
As soon as 2–3 weeks, or take more time. We close at a local title company and pay your closing costs.
Questions sellers ask
Do I need probate to sell an inherited house in Chicago?
Usually yes, if the house was in the decedent’s name alone with no trust, surviving joint tenant or transfer on death instrument. Probate gives someone the legal authority to sign the deed.
Can I use a small estate affidavit for the house?
Generally no. The Illinois small estate affidavit covers personal property up to $150,000 for deaths on or after August 15, 2025, and it doesn’t transfer real estate.
What if my siblings and I disagree about selling?
The representative has the power to sell under independent administration, but any heir can ask for supervised administration, which slows things down. Sharing offers early, or using the Probate Division’s mediation, can head off a fight.
Do we have to clean out the house first?
Not to sell to us. We buy it with the contents, so take what the family wants and leave the rest.
Can the house be sold before probate is finished?
Often yes. Once letters of office are issued under independent administration, the representative can sell while the estate is open, and the money stays in the estate until debts are settled.
Will we owe taxes when we sell?
Possibly, but inherited property generally gets a stepped-up basis, which often reduces capital gains. A tax pro can tell you what applies.
I live out of state. Can I still sell?
Yes. Most of the work happens by phone and email, and closing papers can be signed in front of a notary where you live.
Should we list it with an agent instead?
If the house is updated and the heirs can wait for showings, listing may bring more money. A cash sale fits better when it needs work, is full of belongings or the heirs want a set date.
How Long Does Probate Take in Cook County When There’s a House?