First steps after inheriting a house
First, take a breath. There's no deadline that forces you to make decisions in the first few weeks. When you're ready, the practical priorities are simple: keep the house secure, keep it insured, and gather paperwork — but don't sell anything yet.
- Secure the property — change the locks, set the alarm, and ask a trusted neighbor to keep an eye on it.
- Keep the insurance active and the utilities on. An empty house with no power or water can fast turn into a bigger problem.
- Find the will or trust, the deed, mortgage statements, and any property-tax bills. A folder of paperwork now saves weeks later.
- Don't sign anything or sell anything yet. Until the executor is formally appointed (if probate is needed), you may not have the authority — and rushing can cost the estate money.
Do you need probate?
Maybe, maybe not. If the house was held in a properly funded living trust, it usually skips probate entirely — the successor trustee can sign the deed and sell it. If the house was in the person's name alone, California probate is generally required when the estate is above the small-estate limit.
For deaths on or after April 1, 2025, the California small-estate limit is $208,850 in qualifying property (it adjusts every few years). Estates under that threshold can sometimes be transferred with a small estate affidavit instead of full probate. Most Bakersfield houses are worth more than that, so a formal probate is common.
In Kern County, probate goes through the Kern County Superior Court. A straightforward probate commonly takes about 9 to 18 months from filing to closing — longer if there are disputes or a contested will. You'll usually need a probate attorney to open the case and guide the executor or administrator through each step.
Can you sell during probate?
Yes — and it happens all the time. Once the court appoints a personal representative (an executor named in the will, or an administrator if there's no will), that person has the authority to sell the house on behalf of the estate. How it works depends on the powers granted:
- With full authority under the Independent Administration of Estates Act (IAEA), the executor can sell after giving heirs a 15-day Notice of Proposed Action — no court hearing required.
- With limited authority, the sale goes through court confirmation, where the judge approves the sale and an overbidder can top your offer at the hearing.
The short version: you don't have to wait until probate is completely finished to sell. We've bought many inherited houses mid-probate and coordinated directly with the executor and their attorney on the timeline the estate needs.
Your options for the inherited house
There's no single right answer. Here's an honest look at the four most common paths.
Keep it
Pros: no sale, you keep a meaningful asset or move in. Cons: you inherit the mortgage, taxes, insurance, and upkeep — and, down the road, no stepped-up basis if you later sell.
Rent it out
Pros: monthly income, someone else pays the mortgage. Cons: you become a landlord — repairs, tenants, and the same carrying costs while probate is open.
List it with an agent
Pros: top-of-market price if the house shows well and you have time. Cons: 6% commission, repairs and staging, showings, and a 2–3+ month timeline that doesn't wait for the estate.
Sell it as-is for cash
Pros: no repairs, no cleanout, no fees, close in as little as 10 days. Cons: the offer is usually a bit below top retail to reflect the speed and condition.
Common headaches with inherited houses
An inherited house often comes with more than a deed. Be ready for:
Deferred repairs
Years of delayed maintenance surface once the house is empty.
Belongings left behind
Decades of furniture and memories to sort through.
Heirs who disagree
Siblings with different ideas on price, timing, or selling at all.
Back taxes or liens
Unpaid property taxes, HOA, or liens that attach to the title.
An empty house costing money
Mortgage, insurance, utilities, and upkeep every month it sits.
How Bakersfield House Buyers helps
We've bought hundreds of inherited houses across Bakersfield and Kern County. Here's what that actually means for you:
- We buy inherited houses as-is — no cleanout, no repairs, no staging.
- We work directly with the executor and their attorney on the probate timeline.
- A fair cash offer in 24 hours, with no obligation.
- Close in as little as 10 days — or on the exact date the estate needs.
- Zero fees, zero commissions, zero closing costs to you.
Get a no-obligation cash offer for an inherited house
Tell us about the property and we'll have a fair cash offer back to you within 24 hours — no pressure, no fees.
Frequently asked questions
Can I sell a house before probate is finished?
Yes. The executor or administrator can sell during probate. With full authority under the Independent Administration of Estates Act they sell after giving heirs a Notice of Proposed Action; with limited authority, the sale needs court confirmation. We coordinate with the executor on the timeline the estate needs.
Do I have to clean out the house first?
No. We buy inherited houses in as-is condition, belongings and all. You don't have to sort, pack, or haul anything — we handle the cleanout so you can focus on your family.
What if the heirs disagree about selling?
It's common. The executor or administrator has the legal authority to carry out the sale once probate grants it, and a Notice of Proposed Action lets heirs weigh in. If heirs truly can't agree, a court may need to decide — a probate attorney can guide you through it.
Do I pay tax when I sell an inherited house?
Usually not on the sale itself, because inherited property typically receives a 'stepped-up basis' to fair market value at the date of death — meaning little or no taxable gain. Everyone's situation is different, though, so talk to a tax professional before you file.
More guides
Stopping Foreclosure
Falling behind in Bakersfield
Cash Offer vs. Listing with an Agent
A side-by-side look
This guide is general information, not legal or tax advice. For your specific situation, talk to a California probate attorney or tax professional.