What do I do if I inherited a house in Philadelphia, PA?

If you own a house in Philadelphia, PA 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 Philadelphia and how sales are handled in PA, not generic national advice.

Inheriting a home in Philadelphia often happens during a period of profound grief, leaving you to manage complex legalities while mourning a loved one. The weight of property maintenance, unpaid taxes, and the probate process can quickly turn a sentimental asset into a stressful financial burden. In Philadelphia, the inheritance process is governed by Pennsylvania's PEF Code (Probate, Estates and Fiduciaries Code). Your first step is visiting the Philadelphia Register of Wills at City Hall to open an estate and obtain Letters Testamentary or Letters of Administration. Crucially, Pennsylvania imposes a mandatory inheritance tax (72 P.S. § 9101) based on your relationship to the deceased: 4.5% for children or grandchildren, 12% for siblings, and 15% for other heirs. This tax is officially due within nine months of the date of death, though the Commonwealth offers a 5% discount if the estimated tax is paid within three months. The probate process in Philadelphia typically takes six to twelve months to fully finalize, but you do not necessarily have to wait that long to sell the property. Once the Register of Wills grants you the legal authority to act on behalf of the estate (the 'Grant of Letters'), you can legally sign a contract to sell the home. However, traditional sales often involve expensive repairs to meet city building codes, cleaning out decades of belongings, and paying high Realtor commissions, all of which can eat into the estate's value while the clock ticks on tax deadlines and utility bills. This is where a cash buyer becomes an invaluable resource for Philadelphia executors. By selling the property 'as-is,' you avoid the grueling task of renovating a house that may have deferred maintenance, lead paint issues, or outdated plumbing typical of older Philly rowhomes. A cash sale can close in as little as 14 days, providing the liquidity needed to pay off the PA inheritance tax quickly and settle other estate debts without the months-long uncertainty of a traditional market listing. Do not let the Philadelphia Register of Wills’ backlog or mounting property taxes overwhelm your family. The sooner you act, the more you can save on carrying costs and potential tax penalties that accrue over time. Contact us today for a fair, no-obligation consultation on your inherited Philadelphia property and transition from 'executor' to 'at peace' in just a few weeks.