How to Sell an Inherited House in Georgia (Without the Family Drama Burning the Place Down)
How to Sell an Inherited House in Georgia (Without the Family Drama Burning the Place Down)
Inheriting a house in Middle Georgia can sound like a blessing… right up until you file probate papers and your relatives start acting like the house came with a WWE contract.
I’m Chris — your Real Estate Problem Solver — and I help families in Houston County and across Middle Georgia (Warner Robins, Kathleen, Bonaire, Perry, and beyond) sell inherited and probate properties as smoothly as possible. I’m not an attorney, so this is not legal advice — but it is the real-world playbook I’ve seen work over and over.
If you want the fastest and easiest ways to get an inherited house sold, start here.
Watch the full Video Here!
Step 1: Have a Family Meeting (Yes, Even If Everyone “Hates Meetings”)
Before anybody argues about who “deserves the house,” the family needs a meeting to get on the same page. This is where emotions run high, so the goal is simple: make decisions while everybody is still somewhat civil.
What needs to be decided in that meeting?
Who will be the administrator (no will) or executor (will)
Whether anyone is realistically keeping the house
How ongoing bills will be handled until the house is sold or transferred
How proceeds will be split after debts are paid
Step 2: Pick the Right Administrator (Because This Person Runs the Show)
The administrator/executor is the one responsible for:
Inventorying assets (bank accounts, credit cards, investments, vehicles, real estate)
Keeping up urgent bills (mortgage, property taxes, insurance, HOA dues, utilities)
Coordinating with attorneys/CPAs when needed
Making final calls once probate authority is granted
Here’s the blunt part: once that person is legally appointed, they have to act in the best interest of the estate — not the loudest cousin at the meeting.
Step 3: Make a Debt Game Plan (Because Some Bills Matter More Than Others)
Not every debt gets treated the same way in probate. Some bills can’t be ignored (like taxes and insurance), and some debts may not be collectible depending on the estate and how things are structured.
This is where a probate attorney can be worth their weight in gold: helping you pay things in the right order and avoid avoidable problems.
Step 4: Get an Appraisal (It Can Save You Big Money Later)
If you do one “grown-up” thing early in probate, do this:
Get a professional appraisal (or qualified value) of the house based on the date of death.
Why? Because of the step-up in basis.
Example:
House was bought years ago for $100,000
At death, it’s worth $300,000
If you sell around that value, you may avoid capital gains on that increase
If you sell for more than that, the difference may be taxable
If you sell for less, there may be a loss (talk to your CPA)
If you’re planning to keep it as a rental for years, this matters even more because it’s harder to “prove” value later without an appraisal.
Step 5: Decide If Anyone Is Keeping the House (Wishes vs Reality)
This is where families get stuck.
Somebody always says: “I want the house.”
Cool. Question is: can they afford the house?
Mortgage, taxes, insurance, utilities, repairs… that stuff doesn’t stop because someone passed away. If the person who wants the house doesn’t have the financial ability to maintain it, then the house can turn into a money pit that drags the whole family down.
If nobody can realistically keep it, selling is usually the cleanest solution.
Step 6: Figure Out Who Pays to Maintain the House Until It Sells
The administrator is responsible for protecting the property — but they’re typically not required to personally bankroll it.
So the family needs to answer:
Does the estate have money to cover mortgage/insurance/utilities?
Who handles lawn care and basic upkeep?
Who secures the property if it’s vacant?
Because here’s the ugly truth: an empty house falls apart faster than one being lived in.
And a neglected probate property gets expensive fast.
Step 7: Deal With Anyone Living in the House (The Hard Conversation)
If a relative is still living in the inherited house, that can create delays — especially if they can’t afford the ongoing costs.
If the family has to pay the bills while one person lives there for free, resentment builds fast. Sometimes the administrator has to make the hard call to protect the estate and move things forward.
Step 8: Choose Your Selling Path: Retail Listing vs As-Is vs Cash Offer
You usually have three routes:
Option A: Fix it up and list it for retail
Best when the house is in decent shape or can be cleaned up with reasonable repairs.
This is where you usually get top dollar.
Option B: List it “as-is” on the market
If the house is dated, has big repairs, or the estate doesn’t want to fund upgrades, you can still sell — you just have to price it based on condition.
Think “used car with dents.” It’ll sell… just not for the price of a brand-new one.
Option C: Get a cash offer (“we buy houses” route)
This can be the best option when:
the estate doesn’t have money for repairs
the family doesn’t want to deal with clean-out
time is a factor
the house has major issues and will attract mostly cash buyers anyway
I’m local to Middle Georgia — yes, I’m a real estate agent and also a we buy houses guy — so I can help you compare both paths and pick the one that fits your timeline and situation.
Your Next Step If You’re Stuck
If you’re the executor/administrator in Houston County, Bibb County, Pulaski County, or anywhere in Middle Georgia and you’re trying to figure out what to do with an inherited property, don’t white-knuckle it alone.
Let's get your inherited house sold now! Book a call.
FAQs: Selling an Inherited House in Georgia
Can I sell an inherited house before probate is finished?
Usually, you need legal authority first — commonly Letters Testamentary (with a will) or Letters of Administration (without a will). Once issued, the executor/administrator can typically enter contracts and handle the sale as part of the estate process.
Do all heirs have to agree to sell the inherited property?
Not always in practice — it depends on how the estate is set up and who has authority. That’s why choosing the administrator/executor and getting probate handled correctly matters. If there’s conflict, talk with a probate attorney early.
Why should I get an appraisal if I’m going to sell the house anyway?
Because the appraisal can help document the home’s value at the date of death for step-up basis purposes, which may reduce future tax headaches — especially if the house won’t be sold immediately.
What bills still have to be paid during probate?
Commonly: mortgage, property taxes, insurance, utilities, HOA dues, and basic maintenance. Falling behind can create bigger problems (like liens or damage), which can hurt your sale price.
What if a family member is living in the house and won’t leave?
That’s a situation that can slow everything down. The administrator/executor may need to enforce a plan that protects the estate. If it gets messy, involve a probate attorney sooner rather than later.
Is selling “as-is” a bad idea?
Not necessarily. Selling as-is can be the smartest move when the estate doesn’t have funds for repairs, the house is heavily dated, or the family wants a clean exit. You just need the right pricing and strategy.
