Sell an Inherited or Probate House
You can sell an inherited house in Washington without repairing it, emptying every room, or moving back to manage a listing. KindKey Home Buyers LLC buys houses directly from people who have the authority to sell. We are based at 640 1st St SW in Auburn and we purchase in King County and Pierce County. KindKey is not a real estate agent, a probate lawyer, or a tax advisor.
Whether a sale can happen now depends on the estate. Some families already have a personal representative with letters from the superior court. Some are still opening probate. Some houses were in a living trust or passed by a transfer-on-death deed, which is a different path. KindKey will not tell you which path you are on. A Washington attorney, and the closing agent once title is opened, are the right people to confirm who can sign the deed.
King County estates and Pierce County estates are filed in different superior courts. A house in Kent, Federal Way, or most of Auburn is commonly a King County matter. A house in Tacoma, Puyallup, or Edgewood is commonly a Pierce County matter. A Milton house follows the county where the decedent lived, because the city is in both King and Pierce. Auburn’s southern edge crosses into Pierce County, so the parcel controls. Do not rely on the mailing city alone.
What to expect if you want a cash sale
Tell us the address, the condition, and who you believe is allowed to sign. If letters or a court order exist, the closing agent will ask for them. You do not need to finish probate repairs, paint, or haul every belonging to the dump before we look. Photos and a walkthrough are enough to price the house as it sits.
If several people inherit, they do not all have to live nearby to ask for an offer. They do need a clear signer. Disagreements among heirs are not something KindKey negotiates as if we were the family’s lawyer. Sort authority and agreement with an attorney before you accept an offer. The purchase agreement should name the correct seller.
Houses we buy from estates
Inherited houses are often dated, full of belongings, or vacant for months. We buy those. We also buy estate houses with fire damage, code violations, a remaining mortgage, or tenants who were already living there. The occupant might be a relative. Tell us, and do not try to force someone out in order to make the house “show ready.”
KindKey does not advise you on estate tax, capital gains, or the basis of the property. Those questions belong with a tax professional. We also do not interpret Washington’s distressed-property rules. If the estate is selling because of a foreclosure, a delinquent mortgage, or other pressure, RCW 61.34 may be relevant. Ask your attorney. KindKey will not tell you that the statute does or does not apply.
- Probate houses that still need a personal representative’s signature
- Trust or beneficiary sales, once your attorney confirms who signs
- Houses full of furniture, paperwork, and items the family does not want
- Vacant inherited houses with lapsed upkeep
- Estate houses that also have fire damage, code cases, or a loan in default
Condition, contents, and the family that lives elsewhere
Many heirs live outside Washington. A listed sale asks someone to meet inspectors, contractors, and buyers, or to hire people to do that. A sale to KindKey can be handled with a walkthrough, a written offer, and a closing agent. You can leave contents you do not want to ship. If particular items must stay with the family, take those before closing and tell us what will remain.
Out-of-date kitchens in Lea Hill, East Hill Kent, the Tacoma North End, or downtown Puyallup do not have to be remodeled for us to make an offer. The offer reflects the house as it is. KindKey does not charge an agent commission or a separate assignment fee. Closing costs are in the purchase agreement. Liens, mortgages, and taxes can reduce proceeds, and the settlement statement shows that before closing.
A direct answer on timing
We can set a closing date around the estate’s paperwork when the signer is ready. We cannot shorten a court process or issue letters. If your attorney says the sale must wait for confirmation, we can time the closing to that instruction. If the attorney says you may sign now, we can move on a shorter calendar.
KindKey does not provide legal or tax advice. If foreclosure, an estate, or other financial pressure is part of the sale, talk with a Washington attorney before you sign. Washington has distressed-property rules under RCW 61.34. KindKey does not interpret those rules or tell you whether they apply to your sale.
Related pages
- Selling a house in probate in WashingtonWhat families usually have to line up before a deed can be signed.
- Selling a vacant or inherited house you do not want to manageContents, distance, and houses that have been sitting.
- Sell a house in AuburnKindKey is based in downtown Auburn.
- Sell a vacant houseMany inherited houses are already empty.
- Request a cash offerThe offer form is the same one used across the site.
KindKey Home Buyers purchases properties as a principal buyer and is not acting as the seller’s real estate agent. KindKey does not charge the seller an agent commission or a separate service or assignment fee. Responsibility for escrow, title, excise tax, recording, and other closing costs will be clearly stated in the written purchase agreement and may vary by transaction. The seller’s final proceeds may be reduced by mortgage payoffs, liens, taxes, prorations, utility balances, or other obligations associated with the property. Escrow or the closing agent will provide the seller with a settlement statement showing all charges and final proceeds before closing.
Frequently asked questions
Ask for an offer on an inherited house
Confirm who can sign with an attorney. KindKey will price the house as it is.
Get My Cash Offer