Selling a Home You Inherited in Pennsylvania — What Delaware County Families Need to Know

If you have inherited a home in Delaware County, Pennsylvania, you are not alone. Thousands of families across the Philadelphia suburbs face the same situation every year: a parent, grandparent, or other relative passes away, and the family home passes to you. It is an emotional moment, and it comes with financial, legal, and practical questions that can feel overwhelming.

This guide answers the two most common questions people ask when they inherit a home in Pennsylvania and walks you through the probate process, tax implications, and the decision to sell or hold. Whether the property is in Boothwyn, Upper Chichester, Media, Springfield, or anywhere else in Delaware County, the answers here apply to you.

Do I Need to Go Through Probate in Delaware County?

This is the first question nearly every inheritor asks. The answer depends on how the property was titled. In Pennsylvania, if the deceased owned the home solely in their name (without a joint tenant or a transfer-on-death deed), probate is required. Delaware County's Register of Wills office, located in the Media Courthouse, handles these proceedings.

If the home was held jointly with right of survivorship or in a living trust, it typically passes outside of probate. That means fewer court filings and a faster path to selling. But most inherited homes in Delaware County do go through at least some form of probate — especially older properties that parents owned outright for decades.

The probate process in Delaware County generally takes 6 to 18 months from start to finish. The Register of Wills offers 30-minute probate appointments, and you will need the original death certificate and the decedent's original estate documents. The court appoints a personal representative (executor), who then has legal authority to manage and eventually sell the property. Importantly, you can sell a home while probate is active — the court simply needs to approve the sale.

How Much Tax Will I Owe on an Inherited Home in Pennsylvania?

This is the second most common question, and the answer involves two separate tax systems: Pennsylvania inheritance tax and federal capital gains tax. Understanding both is critical to making an informed decision.

Pennsylvania Inheritance Tax

Pennsylvania is one of only a handful of states that still imposes an inheritance tax on direct descendants. The rate depends on your relationship to the deceased:

• Spouse: 0% (no inheritance tax)
• Children (including adopted) and grandchildren: 4.5%
• Siblings: 12%
• Other heirs (nieces, nephews, friends, etc.): 15%

The tax is calculated on the fair market value of the property at the date of death. It is due within nine months of the decedent's passing. If you sell the home, the proceeds must first satisfy any outstanding inheritance tax before the remaining funds are distributed to heirs.

A six-month extension is available for Pennsylvania inheritance tax, but interest accrues on unpaid amounts. Work with an estate attorney or a tax professional to ensure the return is filed correctly and on time.

Federal Capital Gains Tax and the Stepped-Up Basis

Here is some good news: inherited property in the United States receives a "stepped-up basis" under Section 1014 of the Internal Revenue Code. That means the tax basis of the home resets to its fair market value on the date of the decedent's death, not what the original owner paid for it decades ago.

For example, if your parents bought a home in Upper Chichester for $35,000 in 1975 and it is worth $350,000 today, your basis is $350,000 — not $35,000. If you sell it for $360,000, you only pay capital gains tax on the $10,000 gain, not on $325,000. In many cases, the stepped-up basis eliminates the capital gains tax entirely because the home's value at death is very close to the eventual sale price.

Pennsylvania does not have a state capital gains tax, so there is no additional state-level capital gains liability. Combined with the federal stepped-up basis, most Delaware County families who sell an inherited home owe little or no federal capital gains tax.

Should I Sell or Hold the Inherited Property?

This decision depends on your personal circumstances, but here are the key factors to weigh:

• Property condition: Does the home need major repairs? Older homes in Delaware County, especially those built before 1950, can come with costly issues: aging roofs, outdated electrical systems, lead paint, or oil tanks. A home inspection will tell you what you are looking at.
• Your proximity: Do you live nearby? Managing a vacant property from another state is stressful and expensive. Vacant homes are targets for vandalism, and utilities still need to be paid.
• Co-owner alignment: If you inherited the home with siblings, does everyone agree on what to do? In Pennsylvania, any co-owner can file a partition action in Delaware County Court of Common Pleas to force a sale. Disagreements among heirs are one of the most common reasons inherited homes end up on the market quickly.
• Cash needs: If the inheritance tax bill or other debts of the estate need to be paid, selling the home may be the only practical option.
• Carrying costs: Property taxes, insurance, HOA fees, and maintenance add up. A home that sits vacant for a year costs thousands of dollars with no rental income to offset it.

For most families, selling within the first year makes financial sense. The Delaware County market has remained strong, and homes in towns like Boothwyn, Upper Chichester, Media, and Garnet Valley continue to attract buyers priced out of more expensive suburbs closer to Philadelphia.

What Is the Fastest Way to Sell an Inherited Property in Delaware County?

Speed matters when you are paying carrying costs on a vacant home. Here are your options, ordered from fastest to most profitable:

1. Sell to a Cash Buyer or iBuyer

Cash buyers and instant-offer companies (iBuyers) can close in as little as 7 to 14 days. The trade-off is that you will typically receive 10 to 20 percent less than market value. This option works best if the home needs significant repairs or if the heirs need cash quickly.

2. List with a Local Agent Who Specializes in Estate Sales

A traditional agent listing is the most profitable route for most sellers. In the current Delaware County market, a well-priced, professionally marketed home in Upper Chichester or Boothwyn can go under contract in 14 to 30 days. The key is pricing it correctly from day one — overpricing an estate property leads to days on market, price reductions, and buyer skepticism. A local agent who understands the estate-sale market can also guide you through the probate process and connect you with estate attorneys and tax professionals.

3. Sell at Auction

Real estate auctions are a true "as-is, where-is" sale. You can close in 30 to 45 days. Auctions attract investors and flippers, so the sale price may be below market value. This option is best for properties that need extensive repairs or have complex title issues.

The Delaware County Edge: Why This Market Works for Estate Sales

Delaware County sits in a sweet spot of the Philadelphia metro area. It offers affordable homes compared to the Main Line and Center City, strong school districts (Garnet Valley, Penn-Delco, Chichester), and easy access to I-95, Route 322, and the Wilmington-Philadelphia commuter rail.

Boothwyn and Upper Chichester, in particular, attract buyers who want suburban space without the premium of other Delaware County towns. A three-bedroom home that might cost $450,000 in Media can often be found for $300,000 to $375,000 in this area — and that gap continues to draw first-time buyers and young families. For heirs looking to sell, this demand translates to faster offers and competitive prices.

Ready to Sell Your Inherited Home? Let's Talk.

Selling an inherited property involves more than putting a sign in the yard. You need someone who understands the probate process, the tax implications, and the local market dynamics. Andre Richardson specializes in helping Delaware County families navigate these complex situations with clarity and confidence.

Whether you are ready to list, exploring your options, or still deciding what to do, a no-obligation conversation can give you the clarity you need. Reach out today for a free consultation and a realistic assessment of what your inherited home is worth in the current market.