Inheriting a home is one of those life moments that arrives with a swirl of emotions, grief, confusion, responsibility, and about a dozen questions you didn’t expect to answer this soon. Most families tell me the same thing: “I don’t even know where to start.”

After nearly twenty years working with inherited homes, estates, executors, and probate attorneys across Frankfort, Mokena, New Lenox, Tinley Park, Orland Park, and the surrounding suburbs, I’ve learned this: you don’t need all the answers at once, you just need the right first steps.

1. Your Role Matters More Than You Realize

Before you worry about what to do with the house, you must understand your role. Are you the:

  • Executor (named in the will)?
  • Administrator (appointed by the court if there is no will)?
  • Heir or beneficiary but not the decision-maker?

Executors and administrators have legal authority; heirs do not. This distinction affects everything: repairs, listing a home, hiring vendors, signing contracts, even who can enter the property. If you’ve been named executor or administrator and want a clearer breakdown of what you can and cannot legally do during probate, this guide on what an executor can and can’t do in probate explains those boundaries in detail.

Important: If there is no court-issued document giving you legal authority, you cannot legally sell the home, even if you’re the only family member.

2. Understanding Probate, and Whether You Need It

Probate sounds intimidating, but in reality it's just the court-supervised process that transfers ownership from the person who passed away to their heirs. Some estates require it; some do not.

Common Signs You Need Probate:

  • The home was owned only by the deceased.
  • No living spouse is on title.
  • No living joint tenant or beneficiary is listed.
  • The will names beneficiaries, but not how to transfer property.

Sometimes Probate Is NOT Required:

  • The home was owned jointly with rights of survivorship.
  • A Transfer-on-Death Instrument (TODI) was recorded.
  • The home is held in a trust with a successor trustee.

If probate is required, the timeline can range from a few months to over a year depending on complexity.

3. What To Do With the Personal Belongings

This is the step almost everyone dreads. The emotional weight, the memories, the sheer volume, inherited homes often hold decades of belongings. The key is to start with a structure instead of starting with the sentimental items.

The Four-Pile System:

  • Keep – Items with personal or family importance.
  • Donate – Clothing, household goods, furniture in good condition.
  • Sell – Antiques, collectibles, quality furnishings.
  • Toss – Broken, outdated, or unusable items.

Some families use estate sale companies, auction services, or dumpster rentals. Others take a slower, more personal approach. There’s no right answer, only what brings peace and progress.

Tip: Start with the least emotional spaces first: garages, basements, closets, and storage rooms.

4. Should You Sell, Keep, or Rent the Inherited Home?

This is one of the biggest decisions families make. Each option has pros, cons, and tax implications.

Selling Makes Sense When:

  • You don’t want long-term responsibility for the property.
  • The home requires major repairs or updates.
  • There are multiple heirs who need to split proceeds.
  • The estate needs liquidity to pay debts or expenses.

Keeping the Home Makes Sense When:

  • A family member plans to live in it.
  • The mortgage is manageable or paid off.
  • The property holds sentimental or long-term value.

Renting Makes Sense When:

  • You want to hold the property for appreciation.
  • You want to generate cash flow.
  • The home is already in rental-ready condition.

If the home has a reverse mortgage, tight timelines may affect your decision; those require special handling.

5. Understanding Taxes on Inherited Homes

Taxes are often misunderstood in inherited property situations. The good news: most families are relieved once they understand the basics.

Key Concepts:

  • Stepped-Up Basis: The home's taxable value resets to its market value on the date of death.
  • Capital Gains: You’re only taxed on gains above that stepped-up basis when selling.
  • Property Taxes: These must be paid at sale or from the estate.

In many cases, selling an inherited home results in little or no taxable gain, something most families are surprised to learn.

6. Preparing the Home for Market

Inherited homes often need a bit of work before listing. But you don’t have to renovate, and often shouldn’t. The goal is simply to make the home feel cared for, clean, and welcoming.

High-Value, Low-Cost Improvements:

  • Deep cleaning
  • Fresh paint in key rooms
  • Updated lighting
  • Minor repairs
  • Hauling away old furniture
Pro Tip: Buyers aren’t expecting perfection, they’re expecting possibility.

7. Expect Some Family Dynamics

Inherited homes bring out layers of emotion and, sometimes, conflict. Different heirs often have different opinions about price, repairs, timelines, or whether to sell at all.

Clear communication, paired with clear legal authority, keeps the process moving and reduces stress.

Final Thoughts

Inheriting a home is a major life event. It brings decisions you didn’t ask for and responsibilities you may not feel ready to manage. But you don’t have to tackle it alone. With the right plan, and the right guidance, the process becomes manageable, organized, and far less overwhelming.

Whether you're weeks, months, or just beginning to explore your options, I'm here to help you build a strategy that protects the estate, honors your loved one, and gives your family clarity at every step.