Estate & probate sales · Chicago & suburbs
Sell an Inherited or Probate Home in Chicago
Losing a loved one is hard enough. We handle the home sale for executors and families: the valuation, cleanout, repairs, showings and paperwork, working alongside your estate attorney from start to closing.
Who we help
Houses, condos and multifamily buildings in Chicago and the suburbs.
How an estate sale works with us
- Free consultationWe talk through the estate, your timing and the property, at your pace.
- Walkthrough & valueA written price opinion based on condition and recent sales nearby.
- Clean out & prepareWe coordinate cleanout, repairs and cleaning, or sell it as-is.
- List, sell & closeMarketing, offers and closing, in step with your estate attorney.
Sell as-is or prepare first?
Both can be the right choice. We show you the likely price and costs of each.
Sell as-is
Faster and simpler
- No repairs, and belongings can stay
- Draws investors and cash buyers
- Good when time, money or family agreement is limited
Prepare first
Often a higher price
- Cleanout, paint, deep clean and small repairs
- Opens the home to buyers using FHA and conventional loans
- Best when the home has good bones and time allows
Selling as-is doesn't remove the duty to disclose known problems. We help you complete the Illinois disclosure forms with your attorney.
Who can sell the house?
It depends on how the property passes after death.
| Situation | Who usually signs | Probate? |
|---|---|---|
| Will | The executor named in the will, once appointed by the court | Yes, usually in the county probate court |
| No will | An administrator appointed by the court | Yes |
| Living trust | The successor trustee | Usually not |
| Transfer on death instrument | The named beneficiary, after it's properly recorded | Usually not |
| Joint ownership | The surviving owner, depending on how title is held | Usually not |
This is general information, not legal advice. Your estate attorney confirms who can sign and when. Want the full picture? Read our executor's guide to selling a house after a death in the family →
First steps
Protecting a vacant home before the sale
- Call the insurance company; vacant homes may need different coverage
- Change or re-key the locks
- Keep heat, water and electricity on, and winterize in cold months
- Forward the mail and stop deliveries
- Remove valuables, important papers and medications
- Keep paying property taxes, insurance and any mortgage
“His marketing was key in getting 17 offers within 4 days. Jose sold the home for 9% over the listed price in less than 1 week.”
Tom Philips, seller
Estate & probate sale FAQ
Can an executor sell a house before probate is finished?
Often, yes. In Illinois, an executor or administrator appointed by the court can usually list and sell estate property while probate is still open. With independent administration, which is common in Cook County, the sale often does not need separate court approval. Your estate attorney will confirm what applies to your case.
Do all the heirs have to agree to sell the house?
Not always. The executor or administrator generally has the authority to sell, but heirs must be kept informed, and a will or trust can set its own rules. When family members disagree, a clear valuation and an open plan help a lot. Your attorney can explain your options.
Do I need to clean out the house before selling?
No. Many estate homes sell as-is, with or without belongings left inside. Clearing the house and doing light repairs can raise the price, so we help you compare both options and can connect you with cleanout and repair services.
Will I pay capital gains tax on an inherited house?
Inherited property usually receives a step-up in tax basis to its value at the date of death, which often reduces or removes capital gains if you sell soon after. Every situation is different, so talk with a tax advisor before you sell.
Can I sell an inherited Chicago house if I live out of state?
Yes. We handle access, vendors, showings and updates for you, and many closing documents can be signed remotely or by mail. You may not need to travel to Chicago at all.
What if the inherited property has tenants?
Leases generally stay in effect after an owner dies, so the estate steps into the landlord role. We can sell a 2–4 unit building with tenants in place or help plan for a vacant sale, following Chicago's tenant rules.
Talk it through, no pressure
A free, confidential call with Jose Hernandez · Coldwell Banker Realty · English & Español