The real situation
You inherited a house. Now what?
Most people we talk to didn’t plan on owning a second house. They’re dealing with a loss, a family conversation and a property all at once. These are the problems we hear most:
You live somewhere else
The house is in Virginia Beach or Norfolk and you’re in another city or state. Every trip to deal with it costs time and money.
It’s full of belongings
Furniture, papers, clothes and years of things nobody has had the heart, or the time, to sort through.
It needs real work
An old roof, HVAC that’s near the end, dated kitchens and baths, soft floors. Fixing it first means paying for it first.
More than one heir
Siblings or relatives own it together, and not everyone wants the same thing or lives nearby.
The bills keep coming
Property taxes, insurance and utilities don’t stop, and an empty house still needs someone checking on it.
Probate isn’t finished
You don’t know yet who can sign, or how long it will take, and you’re not sure whether to fix it, list it or sell it as-is.
You don’t have to have everything figured out before you call. We can talk through where things stand, and if selling to us isn’t your best option, we’ll say so.
Three steps
How selling an inherited house to us works
Tell us about the house
Use the form or call (757) 578-1214. Tell us where it is, what shape it’s in and where the estate stands.
We walk through and make an offer
Sam or Jack sees the house in person. You get a cash offer within 24 hours, based on local sales and the work the house needs.
You choose the closing date
Once the person with legal authority to sell can sign, we close on the date you pick: in as little as 7 days when the title is clear, or later if you need more time.
We buy the house as it is. No repairs, no cleaning, no showings, and we can pay the closing costs.
Probate in plain English
Can you sell a house during probate in Virginia?
Often, yes, but only once the right person has the legal authority to sign. Who that is depends on things like whether there’s a will, what it says, whether an executor or administrator has qualified, and whether the house passed outside the estate. Sometimes every heir needs to sign. That varies from estate to estate, so we don’t guess at it.
Probate happens at the Circuit Court Clerk’s office
Virginia doesn’t have a separate probate court. The will is probated in the circuit court of the city or county where the person lived, and the Clerk or a deputy clerk usually handles it.
Someone is appointed to handle the estate
If there’s a will, the person it names as executor is normally appointed. If there’s no will, an administrator is appointed and Virginia law decides who the heirs are.
Not every estate needs a full administration
Some smaller estates don’t need an executor or administrator at all, and real estate owned with survivorship rights usually passes outside the estate.
There’s paperwork after appointment
The executor or administrator generally files an inventory with the local Commissioner of Accounts within four months of qualifying.
Source: “Probate in Virginia,” Virginia Court Clerks’ Association (published on vacourts.gov).
We’re home buyers, not attorneys. For questions about who can sell, court approval, debts of the estate or taxes, talk to a Virginia estate attorney or the Circuit Court Clerk’s office. What we can do is make you an offer early, so the estate knows what the house is worth as-is while the legal side moves along.
Local to Hampton Roads
Inherited property anywhere in Hampton Roads
We’re based in Virginia Beach and buy inherited houses across the region. Each of these seven is an independent city with its own Circuit Court, so the estate is handled by the Clerk’s office in the city where your family member lived. That isn’t always the city the house is in.
Wherever the paperwork is, Sam or Jack walks the house in person. You talk to the people who make the offer and show up at closing, not a call center.
Get My Cash Offer →Circuit Court Clerk’s offices in our area
We buy houses in all seven cities. See our Norfolk, Chesapeake and Portsmouth pages for more on those areas.
No repairs. No cleanout.
Sell it exactly as it is
Inherited houses usually haven’t been updated in years, and that’s the house we expect to see. You don’t need to renovate, paint, haul anything away or get it ready for showings. The repairs are our job after closing, and they’re already factored into the offer.
Take whatever the family wants to keep. Anything you leave, we handle after closing, as long as everyone with a say in the estate agrees it can stay with the house. If belongings aren’t yours to give up, sort that out with the family first.
Get My Cash Offer →What we usually find, and buy anyway
- Furniture and personal belongings
- Old appliances
- Years of stored items
- Outdated kitchens and baths
- Damaged or worn flooring
- Roof or HVAC problems
- Deferred maintenance
- A house that’s sat empty
Real sellers, real reviews
What heirs say about selling to us
If you are struggling with how to quickly get rid of an inherited property, Jack at O’ Neill Home Property is your guy. My father passed away and I inherited his property that was not very well maintained and needed a lot of work. I live out of state and really needed help figuring out how to handle my situation and quickly because I didn’t want to get stuck with paying property taxes, etc. Jack bought the house quickly and made the situation pleasant.
Just like they said- fast and easy process with no hassles. Just what I needed to sell a house I inherited, and I didn’t even have to clean it out. Highly recommend!
O’Neill Home Buyers, led by Jack and Sam, truly stand out in the Virginia Beach market. Their empathetic approach to estate sales sets them apart, as they prioritize service and compassion in every transaction. With a deep understanding of the emotional complexities involved, they guide clients through the process with genuine care and professionalism. Highly recommend!
Compare your options
Your options for an inherited house
Selling to us isn’t always the right call. If the house is in good shape and the family has time, listing it with a good local agent may get you more money. What we offer is speed, certainty and a sale with no repairs or cleanout.
| List with an agent | Keep or rent it | Sell to O’Neill Home Buyers | |
|---|---|---|---|
| Price | Often the highest price, especially for a house in good condition when you have time | You keep the house and any future value | Usually less than a retail sale, because it reflects repairs and our costs |
| Repairs | Usually expected before or during the sale | Needed to make it rentable | None. We buy it as-is |
| Cleanout | You empty the house | You empty the house | Take what you want and leave the rest |
| Showings | Open houses and showings | Tenant showings and screening | One walkthrough |
| Fees | Agent commission and closing costs | Property management, if you use it | No commissions, and we can pay the closing costs |
| Timeline | Depends on the market and the buyer’s loan | Ongoing | Offer in 24 hours, close in as little as 7 days once the title is clear |
| Certainty | A buyer’s financing or inspection can fall through | Rent income, plus landlord work and repair risk | Cash, so there’s no buyer loan or appraisal to wait on |
Common questions
Inherited house questions
Can I sell an inherited house before probate is finished?
Often, yes. What matters is that the person with legal authority to sell, usually the executor or administrator and sometimes all the heirs, can sign the deed. Probate doesn’t always have to be completely closed. An estate attorney can tell you where your estate stands, and we can make an offer in the meantime.
What if several heirs inherited the house?
We can work with all of you. Everyone who has to sign will need to agree to the sale, and we’re happy to walk the house and explain the offer to the whole family so everyone hears the same numbers.
What if I live outside Virginia?
That’s common, and we’ve bought inherited houses from sellers who live out of state. Tell us how we can get into the house for the walkthrough, and the closing attorney can explain your options for signing. If you’re the named executor and live outside Virginia, the court generally requires surety on the executor’s bond, so it’s worth asking an attorney about that early.
Do I need to clean out the house before selling?
No. Take what the family wants to keep and leave the rest. We handle it after closing, as long as everyone with a say in the estate agrees the belongings can stay.
Will you buy an inherited house that needs major repairs?
Yes. Roof, HVAC, foundation, outdated everything. We price the repairs into the offer so you don’t have to do them.
What happens if there’s still a mortgage on the house?
The mortgage is usually paid off from the sale at closing, and whatever is left goes to the estate or the heirs. The closing attorney handles the payoff.
What if there are liens or unpaid property taxes?
Those are normally paid from the sale proceeds at closing too. Tell us what you know about them up front, and the title search will show the rest.
How quickly can an inherited house close?
In as little as 7 days once the title is clear and the right person can sign. If the estate needs more time, you pick a later date.
Do I need a real estate agent to sell to you?
No. You sell directly to us, so there’s no listing or commission. If you’d like an agent or attorney to look over our offer, that’s fine with us.
Do you buy inherited houses outside Virginia Beach?
Yes. We buy across Hampton Roads, including Norfolk, Chesapeake, Portsmouth, Suffolk, Hampton and Newport News.
More on the process: how we buy houses, our guide to selling an inherited house and our probate house guide. Questions? Call (757) 578-1214.
We buy inherited houses in
Virginia BeachNorfolkChesapeakePortsmouthSuffolkHamptonNewport NewsFree, no obligation
Not sure what to do with the house?
Tell us about the property and we’ll give you a no-obligation cash offer, so you can compare it with your other options. Sam or Jack will usually get back to you the same day.
Rather talk? Call (757) 578-1214. You’ll get Sam or Jack.
Free, no obligation
Get your cash offer
Tell us where the house is. We’ll send a fair offer within 24 hours.
Rather talk? Call (757) 578-1214