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Why You Can't Just Sell It Yet
A deed names the legal owner, and only the legal owner (or someone with court authority) can sell. When that owner has died, no one has the legal power to convey the home until the estate gives someone that authority. As the Maryland People's Law Library explains, that authority comes through estate administration — probate — handled by the Register of Wills and the Orphans' Court.
The Probate Step in Plain Terms
To sell, the estate generally must be opened with the Maryland Register of Wills in the county where your relative lived. The court appoints a personal representative (named in the will, or chosen under Maryland's intestacy rules if there is no will) and issues Letters of Administration — the document that proves the personal representative has authority to act for the estate, including selling the home. Once those Letters are in hand, the personal representative can sign a valid contract and deed to sell the property.
A Tax Detail in Your Favor: Stepped-Up Basis
Here is a piece of good news many heirs do not know. Inherited property generally receives a 'stepped-up basis' — its tax basis is reset to the fair market value as of the date of death. In practice, that often means little or no capital-gains tax when the home is sold near that value shortly after, because there is little 'gain' above the stepped-up basis. For your specific numbers, a tax advisor can confirm — but it is frequently a pleasant surprise rather than a tax trap.
What Our Customers Are Saying
See why many people recommend us to be your local Maryland homebuyers.
Brett is an exceptional man with intelligence, honesty, foresight, vision and best f all LOYALTY! I have been a Realtor since 1998 and have never been fond of the investment buying process until Brett! I love working with him as his Realtor. I am so honored that he chose myself to do this job and I am so excited for the years to come!
Michele Michael
I am so happy to have found Tyler and Brett at ACE. In a world where everyone is out for themselves, these men are both a breath of fresh air. They are upfront and honest and made our transaction so seamless and easy. Very easy to work with and I will 100% recommend them to others and do business with them again, given the opportunity.
Olga Michaelidis
Calling Ace Homebuyers was the best decision I made when looking to help sell my parent’s house. Tyler and Brett are not only very professional, but they made the process super easy. They took care of everything. After my Dad passed away, we need to move my mom closer to my siblings. This required us to sell the house that my parents spent 41 years in.
Jeffrey Mogus
Get Your Free Cash Offer Now!
Fill out this form to get your no-obligation all cash offer started!
Fill In This Form To Get Your No-Obligation All Cash Offer Started!
How ACE Homebuyers Makes This Easy
We buy homes that are still in a deceased owner's name all the time, so we know exactly how the probate-to-sale sequence works in Maryland. We can give you a fair written cash offer now, coordinate with the personal representative and a title company, and time the closing to follow the Letters of Administration. We buy as-is — no cleaning out the house first, no repairs — and we can close in as little as 7 days once the estate has authority to sell. You handle the grief; we will help handle the house.
Frequently Asked Questions
What to Do Right Now
- Locate the will, if there is one, and confirm who is named as personal representative.
- Contact the Register of Wills in the county where your relative lived to begin opening the estate.
- Get a written cash offer now so you know the home's value and can plan the sale around the probate timeline.
Have a Date? Let's Build a Closing Around It.
Fill out the form or call. Tell us the address and your report or start date. We will give you a real cash number and a closing date that beats your deadline — no pressure, no obligation.
Get Your Free Offer TODAY!
Fill In This Form To Get Your No-Obligation All Cash Offer Started!