Selling an Inherited Home in Pennsylvania (2026)

Selling a home you inherited in Pennsylvania involves probate, inheritance tax, federal capital-gains rules, and practical decisions about repairs and timing. Here's a clear walkthrough.

Probate first

Most PA-inherited homes pass through probate (Register of Wills in the county where the decedent lived). Until letters testamentary or letters of administration are issued to the executor, no sale can close. Probate timelines in Montgomery, Chester, and Delaware Counties typically run 3–9 months for straightforward estates.

PA inheritance tax

Pennsylvania charges an inheritance tax based on the beneficiary's relationship to the decedent: 0% to a spouse, 4.5% to direct descendants (children, grandchildren), 12% to siblings, and 15% to other beneficiaries. The tax is due 9 months after death; a 5% discount applies if paid within 3 months.

Federal step-up in basis

Inherited property typically receives a federal step-up in basis to fair market value at date of death. This usually eliminates most or all federal capital gains on a sale at or near current market value. A date-of-death appraisal documents the stepped-up basis.

Repairs vs as-is

Inherited homes often have deferred maintenance. The choice between investing in pre-listing repairs vs selling as-is depends on the local buyer pool and equity available. Strong school districts (Lower Merion, Radnor, T/E) typically reward pre-listing investment; older Delco and Berks inventory often sells better as-is to investors.

Practical sequence

Open probate, secure the property, get a date-of-death appraisal, consult an estate attorney on PA inheritance tax, decide on repair scope, list, sell, and account for proceeds through the estate.