Timeline for Selling an Estate Home in Pennsylvania: From Death Certificate to Closing
How Long Does It Take to Sell an Estate Home?
If you’re the executor or administrator of a Pennsylvania estate, one of your first questions is probably:
“How soon can we sell the house?”
The truth? It depends on probate requirements, family readiness, and township rules. But with expert coordination, most estate sales in Montgomery, Bucks, and Philadelphia counties can close within 90 days of listing.
Let’s break down what happens from the moment a loved one passes to the day you receive closing proceeds.
Step 1: Days 1–30 — Documentation & Authority
Before any sale can begin, the executor must obtain legal authority to act.
Tasks during this stage:
Obtain Death Certificate (5–10 copies).
File the will and apply for Short Certificate through the Register of Wills (in Norristown, Doylestown, Media, etc.).
Notify heirs and creditors.
Contact a probate or estate attorney.
Once you have the Short Certificate, you can legally sign contracts, open estate bank accounts, and begin discussions with a Realtor.
💡 Tip: If there’s a surviving joint owner, probate may be bypassed entirely—speeding up the process.
Step 2: Days 30–60 — Preparation and Pricing
Now that you have authority, it’s time to prepare the home.
Tasks include:
Cleanout and donation coordination
Maintenance (utilities, lawn, winterization)
Realtor Comparative Market Analysis (CMA)
Discussing “as-is” vs. light prep options
Ordering township Use & Occupancy inspections
Our team’s goal: get the home ready while minimizing stress.
“They handled everything—the trash-out, photos, and coordination—so we could focus on family.” — Executor, Blue Bell 2024
Step 3: Days 60–120 — Marketing and Sale
Once listed, average days on market for estate properties in the Philadelphia suburbs is 18–35 days.
Our listings combine compassionate storytelling with professional marketing:
MLS + Zillow + Realtor.com distribution
Geo-targeted digital ads across Ambler, Abington, and Doylestown
Drone and professional photography
Negotiation and contract acceptance typically occur within the first 2–3 weeks.
Step 4: Days 120–150 — Closing and Distribution
After an offer is accepted, standard closing takes 30–45 days depending on buyer financing.
At settlement:
The estate receives net proceeds into the estate bank account.
The attorney ensures all debts and taxes are paid.
Heirs receive distributions per the will or intestate law.
Typical Total Timeline
Stage Average Duration Notes
Legal Setup 2–4 weeks Probate filing & Short Certificate
Preparation 2–4 weeks Cleanout, CMA, inspections
Marketing & Sale 3–6 weeks Listing to accepted offer
Closing 4–6 weeks Contract to settlement
Total 3–5 months May extend if complex probate
Factors That Speed Up or Slow Down the Sale
Faster Sales:
Jointly owned properties (no probate)
As-is cash offers
Pre-prepared documentation
Slower Sales:
Family disagreements
Outstanding liens or judgments
Vacant property maintenance issues
Why Work with The Shaina McAndrews Team
Because time matters — not just for your finances, but for peace of mind.
We keep your sale on track through structured checklists, communication with attorneys, and township compliance management.
Want to know how quickly your loved one’s property could sell?
👉 Schedule a Private Consultation
