Short answer: If you’ve inherited a house in Memphis, you can keep it, sell it with an agent, or sell it as-is to a cash buyer. The right choice depends on the condition of the home, how quickly you need to settle things, and whether the estate is still in probate. Most families who contact us just want a clear path that doesn’t cost them months of carrying costs and stress.
Inheriting a home usually arrives at the worst possible time. You’re grieving, you’re handling paperwork, and now there’s a property that needs taxes paid, utilities on, grass cut, and decisions made. If the house is in Hickory Hill, Whitehaven, Frayser, Cordova, or anywhere else in Shelby County, you’re not alone. We talk with families in this exact spot every week.
First, Understand Where the Estate Stands
Before you can sell, someone has to have legal authority to act for the estate. In Tennessee, that generally means an executor named in the will or an administrator appointed by the probate court. Until that’s settled, a sale usually can’t close.
A few things to sort out early:
- Is there a will? If so, who is named as executor?
- Has probate been opened? Shelby County Probate Court handles estates for Memphis-area properties.
- Is there a mortgage or back tax balance? These don’t disappear when the owner passes, and they keep growing.
- Do all heirs agree? Disagreement among family is the number one reason inherited sales stall.
We’re not attorneys, and we’d always encourage you to talk with a probate attorney about your specific situation. What we can do is explain what the selling side looks like once you’re ready.
Your Three Real Options
Option 1: Keep the House
If the house has sentimental value or you want a rental, keeping it can make sense. But be honest about the costs: property taxes, insurance, repairs, and possibly a mortgage. A vacant house also attracts problems, from break-ins to squatters to storm damage nobody notices for weeks.
Best for: Heirs who live nearby, have cash reserves, and want a long-term hold.
Option 2: List It With a Realtor
Listing can bring the highest price when a home is in good shape. The trade-off is time and effort. You’ll likely need to clean out the house, make repairs, stage it, handle showings, and wait on a buyer whose financing may fall through. Many inherited homes need real work, and agents often recommend fixing things before you list.
Best for: Move-in-ready homes where you have time to wait.
Option 3: Sell As-Is to a Cash Buyer
A cash buyer purchases the house as-is. No repairs, no cleanouts, no showings, and no lender wait. We close on a timeline that works for the family, often in as little as 7 days once the estate is able to sell.
Best for: Homes needing repairs, properties with code violations or back taxes, out-of-town heirs, and families who want to be done.
Quick Comparison
| Keep It | List With an Agent | Sell to a Cash Buyer | |
|---|---|---|---|
| Speed | N/A | 60 to 120+ days is common | As few as 7 days |
| Repairs needed | Yours to handle | Often yes | None |
| Showings | None | Yes | None |
| Ongoing costs | Taxes, insurance, upkeep | Carried until closing | Stop at closing |
| Certainty | High | Depends on buyer financing | High |
Common Problems With Inherited Houses (and Why They Aren’t Dealbreakers)
Most inherited properties aren’t perfect, and that’s okay. We regularly buy homes with:
- Deferred maintenance, roof leaks, and rotted fascia
- Outdated kitchens and baths
- Code violations or un-permitted work
- Mold or fire damage
- Tenants who won’t leave, or squatters
- Back property taxes
- Piles of belongings left inside
The condition of the house doesn’t stop us from making an offer. Whatever shape it’s in, we can look at it and tell you what it’s worth to us.
What Selling to Us Looks Like
- You call or fill out the form. Tell us about the property and where the estate stands.
- We take a look. We’ll walk the house, usually within a day or two.
- You get a fair cash offer. No obligation, no pressure, and no fees or commissions.
- You pick the closing date. Once the estate has authority to sell, we can close in about a week or wait until you’re ready.
We’re BBB accredited and hold a 4.9-star rating from the homeowners we’ve worked with. We’ve also been featured on Clever Real Estate’s list of top Memphis cash home buyers. You don’t have to take our word for it; read the reviews and compare.
Frequently Asked Questions
Can I sell an inherited house in Memphis while it’s in probate? Usually, the person with legal authority (the executor or administrator) can sell, and sometimes court approval is needed depending on the estate. Check with a probate attorney first. Once that’s clear, we can work around the court’s timeline.
Do I have to clean out the house before selling? No. We buy houses as-is, including furniture and belongings left behind.
What if there’s a mortgage or unpaid taxes on the house? Those are typically paid from the sale proceeds at closing. We’ll walk you through the numbers up front so nothing surprises you.
What if the heirs live in different states? That’s very common. The process can be handled remotely, and we’ll work with the estate’s attorney or title company to keep everyone informed.
How is a cash offer different from a listing price? A listing price is what you hope to get, minus repairs, commissions, closing costs, and months of carrying costs. A cash offer is a number you can count on, with a close date you choose.
Will you make an offer if the house needs major repairs? Yes. Roof damage, foundation issues, fire damage, and outdated interiors don’t stop us from making an offer.
Ready to Talk It Through?
If you’ve inherited a house in Memphis, Collierville, Bartlett, or the surrounding area and want to know your options, we’re happy to talk. There’s no pressure and no obligation, just honest answers.
Call Spencer at (901) 979-9848 or request your no-obligation cash offer at spencerbuyshouses.com.