What if I inherited a house but don't want it in Prince George's County?

If you own a house in Prince George's County, MD and you are dealing with inherited property, this page covers what actually happens next — the local timeline, what it costs, and the options that stay open to you. Everything below is specific to Prince George's County and how sales are handled in MD, not generic national advice.

Direct Answer

If you have inherited a house in Prince George’s County that you do not want, you generally have two paths: you can legally refuse the inheritance (called a "disclaimer") or you can accept the property and sell it. Because Maryland has specific laws regarding inheritance taxes and probate, your choice will depend on whether you want to avoid the responsibility of the home entirely or if you want to benefit from the proceeds of a sale.

Key Details

1. Disclaiming the Inheritance

If you truly do not want any part of the property—including the money from selling it—you can file a "Disclaimer of Interest." Under the Maryland Uniform Disclaimer of Property Interests Act, this is a legal declaration that you refuse the gift. When you disclaim a house, the law treats you as if you had died before the person who left you the home. The property then passes to the next person in line (usually your children or other relatives designated in the will).

• Timeline: In Maryland, you must generally file this disclaimer within nine months of the person’s death.
• Condition: You cannot have accepted any benefit from the house. If you have already lived in it, collected rent, or started repairs, you may be barred from disclaiming it.
• Why do this? People often disclaim property to avoid the "10% Maryland Inheritance Tax" if they are not close relatives, to protect the asset from their own creditors, or to keep their eligibility for government benefits like Medicaid.

2. Selling During Probate

If you want the cash value of the house but don't want the physical building, you can sell it while the estate is still in probate. In this scenario, the Personal Representative (the person in charge of the estate) lists the home for sale. The money from the sale is used to pay off any of the deceased person's debts, and the remaining profit is distributed to you as cash.

3. The "Stepped-Up Basis" Benefit

One major advantage of inheriting a home in Prince George's County is the tax break called a "step-up in basis." Normally, if you buy a house for $100,000 and sell it for $450,000, you pay taxes on the $350,000 profit. However, when you inherit a home, the IRS resets the "cost" to the value on the date the person died. If the house is worth $450,000 when you inherit it and you sell it for $450,000, your taxable profit is zero.

MD-Specific Laws

Probate Thresholds

In Maryland, the type of probate you must go through depends on the value of the assets (MD Code, Estates and Trusts § 5-601):

• Small Estate: If the property and other assets are worth $50,000 or less (or $100,000 or less if a surviving spouse is the sole heir), you can use a simplified, faster process.
• Regular Estate: If the house is worth more than the small estate limit (which most houses in PG County are), you must go through "Regular Estate" probate. This usually takes 9 to 18 months.

Inheritance and Estate Taxes

Maryland is one of the few states with both an inheritance tax and an estate tax:

• Maryland Inheritance Tax (MD Code, Tax-General § 7-203): This is a 10% tax on the value of what you inherit. However, as of 2024, most close family members are exempt. This includes spouses, children, grandchildren, parents, and siblings. If you are a niece, nephew, or a friend, you will likely owe this 10% tax.
• Maryland Estate Tax: This tax only applies if the total value of everything the person owned exceeds $5 million.

Transfer-on-Death (TOD) Deeds

As of July 7, 2026, Maryland does not currently recognize Transfer-on-Death deeds for real estate. However, a new law (Senate Bill 651) was recently passed and is set to take effect on October 1, 2026. If the person died before this date, the house must go through the probate process to change the title.

Prince George's County Local Context

The Register of Wills

All probate matters in the county are handled by the Prince George’s County Register of Wills, currently led by the Honorable Cereta A. Lee.

• Location: 14735 Main Street, Room D4001, Upper Marlboro, MD 20773.
• Hours: Monday–Friday, 8:30 AM to 4:30 PM (Currently by appointment only).
• Phone: (301) 952-3250.

Local Market Considerations

The median home price in Prince George's County is currently around $440,000 to $450,000. Because values have risen significantly over the last decade, most inherited homes in cities like Bowie, Upper Marlboro, or Laurel will automatically trigger a "Regular Estate" probate because they exceed the $50,000 small estate limit.

What You Can Do Right Now

1. Locate the Will: You must file the original will with the Register of Wills in Upper Marlboro within 30 days of the death, even if you don't want the house.
2. Decide on a Disclaimer: If you do not want the house or the money from its sale, talk to a lawyer immediately. You have 9 months to file the paperwork, but once you take control of the keys or pay a utility bill, you might lose the right to refuse it.
3. Appoint a Personal Representative: If there is no will, the Orphans' Court will appoint someone. If you are named in the will, you must decide if you want to serve. If you don't want the house, you can decline to be the representative and let someone else handle the sale.
4. Secure the Property: Ensure the doors are locked and the insurance is active. In Prince George's County, vacant homes can quickly become targets for code enforcement violations if the grass is not cut or taxes aren't paid.
5. Get an Appraisal: To take advantage of the "stepped-up basis" tax break, you need a professional appraisal showing what the house was worth on the day the owner died.