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PROBATE & INHERITED PROPERTY HELP
Selling an inherited house in Maryland, DC, or Virginia?
Handling a loved one's house through probate is confusing and emotional. You don't have to figure it out alone. We'll explain how probate works in Maryland and DC, and lay out every option for the property — free, with no pressure, and no requirement to sell.
YOU'RE NOT ALONE IN THIS
We understand what you're facing.
Losing someone and inheriting the responsibility of their home at the same time is a lot to carry. We've quietly helped families across Maryland, Washington DC, and Virginia through probate — handling the confusing parts so they can focus on each other.
No judgment. No pressure. Just a clear look at where you stand and what you can do next.
THE FULL PICTURE
Understanding probate
Plain-language answers about what's actually happening, how it unfolds, and what's at stake — so you can make a clear-headed decision.
What is Probate?
Probate is the court-supervised process of settling someone's estate after they pass — validating the will, paying debts, and transferring property to the heirs. In Maryland, this runs through the Register of Wills in the county where the person lived. In Washington DC, it goes through the Probate Division of the Superior Court.
A house in probate usually can't be sold or transferred until the personal representative has authority from the court. The key thing to know: with the right guidance, this is a process you can move through steadily.
Common misconceptions
“I can sell it right away.” Usually not until the court grants authority — timing matters.
“Probate always takes years.” Many estates move faster than expected with the right help.
“I have to handle all of this myself.” You don’t. The right professionals can carry most of the load.
Does Maryland have inheritance tax?
Maryland charges a 10% inheritance tax, but it only applies to certain heirs — and most family members are exempt. Exempt beneficiaries include a spouse (who hasn't remarried), children, grandchildren, and great-grandchildren, stepchildren, parents and stepparents, grandparents, siblings, a son- or daughter-in-law, and registered domestic partners. Nieces, nephews, aunts, uncles, cousins, and friends pay the 10%. It depends entirely on your relationship to the person who died, not on whether you keep the house or sell it.
When it does apply, the tax is calculated on the property's clear value — fair market value minus the mortgage and certain other debts — not the full sale price. In Maryland, inheritance tax is handled by the Register of Wills in your county, not the Comptroller. The full list of exemptions is on the Maryland Register of Wills inheritance tax page. Washington DC and Virginia don't have an inheritance tax at all.
There are also estate expenses, probate fees, and the carrying costs of the property itself. Separately, heirs generally receive a stepped-up cost basis — for capital gains purposes the property's value resets to its fair market value on the date of death, which usually keeps the taxable gain small on a near-term sale (IRS: Gifts & Inheritances). We'll walk you through which of these apply to your situation.
Rates and exemptions verified against the Maryland Register of Wills, August 2026. This is general information, not tax advice — confirm your situation with the Register of Wills in your county or a tax professional.
HOW PROBATE TYPICALLY WORKS IN MARYLAND
File with the court
Open the estate; name a personal representative.
Inventory & debts
Catalog assets and settle what’s owed.
Court authority
Permission to manage or sell the property.
Transfer or sale
The home passes to heirs or is sold.
The cost of waiting
While a vacant home sits in limbo, carrying costs — taxes, insurance, maintenance, any mortgage — keep adding up, and family tension can grow. Moving steadily through probate protects both the estate’s value and everyone’s peace of mind.
THE HEART OF IT
How we can help — your options
Probate touches law, money, and family all at once. Here’s the range of ways we can help you through it — selling is only one of them, and always the family’s choice.
Explain the process
Plain-language guidance on each step and what to expect, start to finish.
Coordinate the property
Help with upkeep, clearing out, and readying the home while probate runs.
Sell the inherited house — only if that's what the family wants
When heirs decide selling is right, we can make it simple and fair once the court allows. Only ever the family’s decision, never a push.
Connect you to probate professionals
Vetted probate attorneys and tax advisors when the estate needs them.
When heirs disagree
We help keep multiple heirs informed and working toward the same outcome.
SIMPLE AND PRESSURE FREE
How our process works
We have an easy process for helping you find the best solution.
STEP ONE
Tell us about the estate
1
Share where things stand — even if probate hasn’t started yet. A call or the form works.
STEP TWO
Get a free consultation
2
We explain the process and map out every option for the property, clearly and calmly.
STEP THREE
Choose your path
3
Keep, transfer, or sell — the family decides, and we help you carry it out.
WHY HOMEOWNERS TRUST US
Experienced, local, and on your side.
We know DMV probate
Local probate rules and court timelines differ by jurisdiction — we navigate them regularly.
Free & no obligation
Every consultation is genuinely free, and you’re never required to sell or commit to anything.
Right here in the DMV
Real, local people you can meet — not a national call center reading from a script.
SOME HOMEOWNERS WE'VE HELPED
A hard time, made lighter.
"
After my father passed, the house felt like an impossible weight. They walked our family through probate step by step and never once pressured us.
Angela D.
Montgomery County, MD
"
Three siblings, one house, a lot of emotions. They kept everyone informed and made the eventual sale fair and calm.
The Okafor Family
Prince William County, VA
QUESTIONS ABOUT PROBATE
Frequently asked questions
Can I sell a house that’s in probate?
Usually only once the court grants the personal representative authority to sell. In Maryland this authority comes through the Register of Wills in the county where the person lived. We'll help you understand exactly where you are in the process and what has to happen first.
How long does probate take in Maryland?
It varies by estate and jurisdiction, but many move faster than people fear with the right guidance. We help keep things moving and connect you with professionals who do this daily.
Will any of this cost me anything?
No. Your consultation and the guidance we provide are 100% free, with no obligation. Many of the families we help never pay us anything and never sell to us.
Do we have to sell the home?
Not at all. Keeping it, transferring it to an heir, or selling are all valid — the family decides. Selling is just one option we can help with if that’s the choice.
What if the heirs can't agree on selling?
It's one of the most common situations we see, and it's rarely as stuck as it feels. We help keep everyone informed, lay out what each option actually means financially for each heir, and bring in the right professionals when the disagreement needs more than a conversation. The family decides — we just make sure everyone's deciding with the same information.
What areas do you serve?
Maryland, Washington DC, and Virginia. Maryland and DC probate follow different processes, and we handle both.