Selling During Probate — A Step-by-Step Guide for Montgomery County & Philadelphia
If you’ve inherited a property and now face selling it during probate, I know it can feel overwhelming.
You’re dealing with legal paperwork, family emotions, and the logistics of getting a home ready to sell — often while grieving a loved one.
I’ve helped many clients through this exact process here in Montgomery County and Philadelphia, and my goal is always the same: make it as smooth, clear, and stress-free as possible.
This guide will walk you step-by-step through the process so you know what to expect, when to act, and when to bring me in to help.
Step 1: Understand What Probate Is (and Isn’t)
Probate is the legal process of settling an estate after someone passes away.
In Pennsylvania, probate ensures:
The will is validated (if there is one).
Debts and taxes are paid.
Remaining assets, including real estate, are distributed according to the will or state law.
If the home was solely in the deceased person’s name, you’ll need to go through probate before selling.
If it was jointly owned with right of survivorship, it may transfer directly to the co-owner without probate.
Step 2: Identify the Executor or Administrator
The executor (named in the will) or administrator (appointed by the court if there’s no will) is the person responsible for handling the estate.
They’re the only one legally authorized to sign the listing agreement and closing documents for the home.
If you’re the executor/administrator, you’ll be the main point of contact with the attorney and with me as your agent.
Step 3: Determine When You Can List the Home
In Pennsylvania, the executor typically needs to:
File the will with the Register of Wills.
Receive Letters Testamentary (or Letters of Administration if no will).
Use these documents to prove their legal authority to act.
Some estates can list the property before probate is fully complete, but the sale can’t close until probate is resolved. This is where I work closely with your attorney to time things correctly so there are no delays.
Step 4: Decide Whether to Sell “As Is” or Make Improvements
This is a key decision, and it depends on:
The home’s current condition.
How quickly you need to sell.
Whether the estate has funds for repairs or updates.
In Montgomery County & Philadelphia, “as is” sales can attract investors and cash buyers quickly — but strategic improvements can sometimes yield a significantly higher sales price.
When I meet with you, I’ll:
Do a comparative market analysis to show your options.
Estimate what repairs or updates could return in value.
Give you a clear plan for either route.
Step 5: Prepare the Home for Market
Even in an “as is” sale, preparation matters.
That might include:
Removing personal items and clearing out clutter.
Professional cleaning.
Lawn and exterior cleanup.
Basic repairs to improve safety and appeal.
I can connect you with trusted clean-out companies, estate sale organizers, and contractors who are experienced in probate situations.
Step 6: Market Strategically for the Right Buyers
Selling during probate requires careful marketing — you need buyers who understand the process and can work with the timeline.
My probate marketing plan includes:
Professional photography to present the home in its best light.
Targeted online ads to reach local and out-of-area buyers.
Outreach to my network of investors, renovators, and agents with probate experience.
Step 7: Navigate Offers and Closing
When offers come in, I’ll:
Help you evaluate them based on price, terms, and the buyer’s ability to handle a probate sale.
Work with your attorney to ensure all legal requirements are met.
Keep you updated every step of the way so there are no surprises.
Once we’re under contract, I coordinate with the attorney, title company, and all parties to keep the sale moving to closing.
When to Bring Me In
Many executors wait until probate is nearly complete to call an agent — but in most cases, you’ll benefit from bringing me in right after you’re appointed executor or administrator.
That way I can:
Help you determine a pricing strategy early.
Coordinate any needed repairs or clean-outs.
Start marketing prep so you’re ready to list as soon as legally possible.
Why Choose Me for Your Probate Sale
I know this isn’t “just a transaction” — it’s part of closing a chapter in your family’s story.
Here’s how I make it easier:
Experience: I’ve handled multiple probate sales in Montco & Philly and understand the process start to finish.
Network: I have trusted probate attorneys, clean-out crews, and contractors ready to help.
Communication: I keep you informed so you’re never left wondering what’s next.
Compassion: I balance professionalism with empathy, respecting both the property and your circumstances.
Final Thoughts
Selling a home during probate doesn’t have to be overwhelming — but it does require the right timing, the right plan, and the right team.
If you’re handling an estate in Montgomery County or Philadelphia and need to sell a property, let’s talk. I’ll walk you through your options, coordinate with your attorney, and guide you from start to finish.
📅 Schedule a confidential probate consultation here: Schedule Here
