Photo: “Ludwell–Paradise House, December 2023” by Pbritti, Wikimedia Commons, CC0.
Selling a parent’s house or a home you inherited is usually part paperwork, part family decision and part grief. The short version: find out who has legal authority to sell, talk to an Illinois attorney and a tax professional, then get a realistic value before you make any decisions about the house.
I’m Dana Gallagher, a Broker with Berkshire Hathaway HomeServices Starck Real Estate. I hold the SRES® designation, Seniors Real Estate Specialist, and I’ve walked a lot of families through this. Please read this as general information, not legal or tax advice. Every estate is different, and an attorney should guide the legal side.
Step 1: Take a Breath. You Don’t Have to Decide Today.
When a parent passes away or moves into care, families often feel pressure to “deal with the house” right away. Most of the time, the first few weeks are better spent gathering information: the deed, the will or trust, mortgage statements, tax bills, insurance and utility bills. Keep the home insured, keep the heat on in winter, and check on it regularly.
Step 2: Find Out Who Can Legally Sell
This is the question I ask first, because it decides everything else. Depending on how the home was owned, the person with authority could be:
- a surviving co-owner on the deed,
- a trustee, if the home was in a trust,
- an executor or administrator appointed through probate court, or
- the owner themselves through a power of attorney, if your parent is living and you’re helping them move.
An attorney can tell you which applies. I can’t list a home until we know who signs.
What About a Small Estate Affidavit?
Many families ask about this. Under Illinois law (755 ILCS 5/25-1), a small estate affidavit can be used when no probate case is open and the decedent’s personal estate, not counting registered vehicles, doesn’t exceed $150,000. The statute is written for personal property, so ask your attorney how the house itself will transfer in your situation.
Step 3: Ask About Taxes Before You Price
Two IRS rules come up a lot, and a tax professional should apply them to your family:
- Inherited property basis. The IRS says the basis of property inherited from a decedent is generally its fair market value on the date of death (or an alternate valuation date, if the estate elected one). That can matter a lot for any gain when you sell.
- The home sale exclusion. If you sell your own main home, you may be able to exclude up to $250,000 of gain, or up to $500,000 if married filing jointly. This applies to the seller’s main home, so it may or may not fit an inherited house.
That’s another reason a professional date-of-death value is helpful. I’m happy to put together a market analysis based on sales around that date for your attorney or CPA.
Step 4: Decide Together: Keep, Rent or Sell
Siblings don’t always agree, and that’s normal. Some want to keep the house, some want to sell quickly, some live out of state. What helps most is having the same facts in front of everyone:
- What the home would likely sell for as-is
- What it might sell for after light updates
- What it costs each month to hold (taxes, insurance, utilities, upkeep)
Start with my free home value report. I prepare it myself from real local sales.
Step 5: Clearing Out a Lifetime of Belongings
This is often the hardest part emotionally. My suggestions:
- Let each family member take what’s meaningful first.
- Bring in an estate sale company, donation pickup or a junk removal service for the rest.
- Don’t throw away paperwork until the attorney says it’s OK.
Ask me and I’ll help you line up local estate sale, cleaning and moving help.
Step 6: Prepare and Sell (As-Is or Lightly Updated)
Many inherited homes have older kitchens, baths and mechanicals. You usually don’t need a big remodel. Fresh paint, a deep clean, yard cleanup and fixing obvious problems go a long way. For more, see Selling Your Huntley Home and my take on the top mistake when selling your home. If the home is a higher-end property, my guide to selling a luxury home in the Northwest Suburbs has more detail.
If you live out of state, I can handle showings, vendors and lockbox access so you don’t have to fly in for every step.
When a Parent Is Moving, Not Passing
Sometimes the house is being sold because Mom or Dad is moving to something smaller or to a community with more support. That’s where my SRES training helps the most. Read more about how an SRES agent helps and my guide to downsizing to a 55+ community. Property taxes can also play into the decision; see my property tax comparison.
Frequently Asked Questions
Can I sell my parent’s house before probate is finished in Illinois?
It depends on how the home was owned and who has legal authority. A trustee, a surviving co-owner or a court-appointed executor may be able to sign. Ask an Illinois attorney for your situation.
What is the small estate affidavit limit in Illinois?
Under 755 ILCS 5/25-1, the affidavit can be used when the personal estate, not counting registered vehicles, doesn’t exceed $150,000 and no probate case is open. Ask an attorney how it applies to real estate.
What is the tax basis of an inherited house?
According to the IRS, the basis of inherited property is generally its fair market value on the date of death, or the alternate valuation date if the estate elected one. Talk to a tax professional before you sell.
Do I have to fix up an inherited home before selling?
No. Many inherited homes sell as-is. Light cleaning, paint and yard work often help, but it’s your family’s choice.
Can you help if I live out of state?
Yes. I can coordinate showings, vendors and access locally and keep you updated by phone, text and email.
I’m Here When You’re Ready
There’s no pressure and no rush. When you’d like to talk it through, call or text me at 224-858-0022, or contact me here.
Dana Gallagher, Broker (SRES®, CBR, CSR, ABR®, SRS®, Certified Luxury Home agent, BHHS Luxury Collection Specialist) | Berkshire Hathaway HomeServices Starck Real Estate | ★★★★★ 5.0 on Google (40 reviews)
This post is general information, not legal or tax advice. Please consult an Illinois attorney and a tax professional about your situation. Last updated October 2026.