You don't have to decide everything this week.
Most people who inherit a home call us after a few weeks of not knowing where to start. Here's the order things actually happen in, what you're allowed to do right now, what can wait, and what it costs to let the house sit while you figure it out.
Free, and no pressure to sell. Some families decide to keep the house, and we'll help with that too.
What families tell us they're worried about
"It feels wrong to talk about selling so soon."
A first conversation isn't a decision. Plenty of families talk to us months before they're ready, so they know what's coming and nothing gets rushed later.
"My siblings and I don't agree."
Arguments usually run in circles until there are real numbers on the table. We'll put what each option would actually net in writing, so everyone is reacting to the same facts.
"The house is full of Mom's things."
That's the part that stops most families. We work with local people who sort, donate, hold estate sales, and haul away, so you only handle what matters to you. We even wrote a guide about it.
"I don't want to get taken advantage of."
Good instinct. That's why we show you both a market sale and an as-is offer side by side, and tell you up front that one of those buyers is us.
The order things usually happen in
Every estate is different, so treat this as a map, not legal advice. Your attorney confirms the details for your family.
Protect the house
Call the insurance company. Many homeowner policies limit coverage once a home has been vacant for a while, so ask what applies and whether you need a vacancy policy. Keep utilities on, forward the mail, and change the locks if keys are unaccounted for.
Find out who has authority to sell
It depends on how the house was held. If it's in a living trust, the successor trustee can usually sell without court. If there's a will or no will, the estate generally needs probate, and the court appoints someone to act. A smaller home may qualify for a simpler court process (see below).
Get a realistic value
You'll need one anyway for the estate, for taxes, and for deciding what to do. We'll give you a written estimate for both a market sale and an as-is sale.
Decide together: keep, rent, or sell
With numbers in front of everyone, this is usually a shorter conversation than people expect.
Handle the belongings
Keepsakes first, then sorting, donation, estate sale, and haul-away. We coordinate it with local partners so you're not managing five vendors from out of town.
For deaths on or after April 1, 2025, a primary residence worth up to this amount may transfer through a shorter court petition instead of full probate (AB 2016).
Under Prop 19, a child generally keeps a parent's lower property tax base only if they make the home their own primary residence, typically within a year, and the exclusion is capped.
Inherited homes often receive a "stepped-up" tax basis, which can shrink capital gains tax when you sell. Ask your tax professional how it applies to you.
General information as of October 2026. Rules have conditions and exceptions; confirm with an attorney or tax professional before acting.
We'll put both options on paper. You choose.
For an inherited house, the right answer depends on its condition, how many people share the decision, and how far away everyone lives. Here's how the two paths compare.
| Topic | List it on the marketSold through Keller Williams Vaca Valley | Sell it as-isDirect offer from Golden Porch of California |
|---|---|---|
| Price | Full market exposure. Usually the higher number. | Less than a market sale. That's the trade for speed and no work. |
| Belongings | We line up sorting, donation, and haul-away help before photos. | Take what matters. Leave the rest. |
| Repairs | Only the ones likely to pay you back. We'll tell you which. | None. |
| Showings | Yes, and we handle them. | No. One walkthrough. |
| Timeline | Depends on prep and the market. | You pick the closing date. |
| Best when | The house is in fair shape and getting the most money matters most. | The house needs major work, or time and distance matter more than price. |
What Happens to All the Stuff?
Nickole wrote this after going through her own grandmother's house. It walks through keepsakes, donation, estate sales, and cleanout, with a checklist you can share with your family.
People we trust with your family's home
Nickole Dauer
Nickole helps Solano County families sell inherited, probate, and trust homes, including the furniture still inside, the repairs nobody has time for, and the family decisions in between. She'll tell you if keeping the house makes more sense, and she'll tell you if you're better off with someone else.
Tell us a little about the house.
No paperwork needed yet. Just where it is and where your family is in the process. Nickole will call or email you personally.
Common questions
Can I sell the house before probate is finished?
Often yes, once the court has appointed the executor or administrator. A sale can happen during probate, sometimes with court approval. If the house is in a trust, the successor trustee can usually sell without court at all. Your attorney will confirm what applies.
Do we have to clean everything out before we talk to you?
No. Call us with the house exactly as it is. If you sell as-is, you never have to empty it. If you list, we'll help line up the cleanout.
What if one sibling wants to keep the house?
That's common. One option is a buyout, where one heir buys out the others. We can give everyone a fair value to start that conversation, and an attorney handles the legal side.
Who pays the bills while the house sits?
Usually the estate or trust: property taxes, insurance, utilities, and upkeep. Those costs are part of why it helps to make a plan early, even if you sell later.
I live out of state. Can you handle it?
Yes. We regularly coordinate access, vendors, and showings for families who aren't local, and documents can usually be signed electronically.