We buy inherited
properties across
Maryland.
Whether you’re a Personal Representative navigating probate, an heir settling a family estate, or an estate attorney looking for a reliable buyer for your clients — Impact Home Team specializes in exactly this. Cash offers, as-is purchases, on your timeline.
Get a Free Cash Offer
No obligation · We respond within 24 hours
Estate sales are our specialty, not an afterthought.
Most cash buyers treat inherited properties like any other transaction. We built our entire approach around the unique challenges that estate sales present — the legal complexity, the emotional weight, the family dynamics, and the probate timeline.
We work with everyone involved in an estate sale: the heirs making the decision, the Personal Representatives legally authorized to sell, and the estate attorneys guiding the process. We fit into your workflow, not the other way around.
Heirs & Beneficiaries
You’ve inherited a Maryland property and aren’t sure what to do with it. Whether you want to sell quickly or need time to sort out the family situation, we’ll walk you through your options with zero pressure.
Personal Representatives
You’ve been appointed by the court to administer the estate. We understand your legal obligations, work within the probate process, and provide the documentation your attorney needs to proceed.
Estate Attorneys
Your clients need a trustworthy buyer who won’t create complications. We close on time, communicate clearly, and make your job easier. Many Maryland estate attorneys refer clients to us directly — and we take that trust seriously.
Out-of-State Heirs
You’ve inherited a Maryland property but live elsewhere. We handle the property remotely, coordinate everything locally, and can close without you setting foot in Maryland.
How Maryland probate works — and where we fit in
Understanding the basics of Maryland’s probate process helps set expectations. Here’s a simplified overview — and how we work within each stage.
File with the Register of Wills
Probate opens at the Register of Wills in the county where the deceased lived. The estate is filed and an administrator or executor is appointed. This is when Letters of Administration are issued, granting legal authority to act on behalf of the estate.
Inventory & Appraisal
The Personal Representative inventories estate assets — including real property — and submits an accounting to the court. We can make a cash offer during this stage so you know what the property is worth before the inventory is finalized.
Authority to Sell
Once the PR has legal authority — either through the will, court approval, or Maryland’s simplified process — the property can be sold. We sign a purchase agreement at this point and open title with a Maryland title company.
Close & Distribute
We close on a date that works for the estate administration. Sale proceeds go to the estate through title, are recorded properly for court accounting purposes, and distributed to beneficiaries according to the will or intestacy law.
Not every estate requires full probate. If the property was held in joint tenancy, a living trust, or the estate qualifies for Maryland’s Small Estate process (under $50,000), probate may be simplified or bypassed entirely. We can help you understand what applies to your situation — or connect you with an estate attorney if you don’t have one yet.
Everything an estate sale requires
We’ve designed our process specifically around the challenges of selling property through an estate — not adapted from a standard transaction model.
Cash Offer in 24 Hours
We research the property and present a written cash offer within 24 hours. No financing contingencies, no appraisal risk, no lender delays. The offer is what closes.
Any Condition, As-Is
Estate properties often sit vacant, accumulate belongings, or need significant repair. We buy the property exactly as it stands — you don’t spend a dollar preparing it.
Contents Left Behind
Don’t pay for a cleanout. Take what matters to the family and leave the rest. We handle everything inside the property after closing at no cost to the estate.
Flexible Closing Timeline
We close when the estate is ready — whether that’s two weeks or six months. We don’t pressure. Probate takes the time it takes, and we work within it.
Attorney-Ready Documentation
We provide the purchase agreement, proof of funds, and any supporting documentation your estate attorney needs to present to the court or satisfy fiduciary requirements.
Zero Commissions or Fees
No real estate agent commissions, no closing costs charged to the estate. What we offer goes to the estate in full, minus any liens or encumbrances resolved at closing.
Estate sellers across Maryland
These are real sellers who navigated an inherited property with Impact Home Team.
“I was able to sell my father’s house after he passed and could not have done it without this amazing team. They showed up with compassion and professionalism that I will never forget. I cannot recommend them enough — especially during a hard time like losing a loved one.”
“Josh Hines is a person of high integrity. Impact Home Team gave a personal touch that was truly appreciated during such a difficult time. They went above and beyond in every way.”
“Working with Impact Home Team was super easy and very convenient. They treated me well, communication was superb, and they bought my house fast — 10 days. I would definitely work with them again.”
A buyer your
clients can trust.
When your clients need to sell estate property quickly and cleanly, a reliable cash buyer makes your job easier and protects the estate’s interests. Impact Home Team has worked alongside Maryland estate attorneys across Baltimore City, Baltimore County, Anne Arundel County, and beyond.
We understand fiduciary obligations. We provide documentation. We close when we say we will. And we never put your client in a position that creates problems for you or the estate administration.
Proof of funds available immediately — for court filings or PR authorization requirements.
We work within probate timelines — no pressure to close before the estate is ready.
Clean title coordination — we work with Maryland title companies experienced in estate closings.
Discreet and professional — we treat every family situation with the care it deserves.
No commissions charged to the estate — your client nets more from a direct sale than through an agent.
Refer a Client or Ask a Question
Estate attorneys can reach us directly. We respond quickly, treat every referral with care, and keep you informed throughout the process.
What families and attorneys ask us
Estate sales come with a unique set of questions. Here are the ones we hear most often.
Do I need to complete probate before I can sell?
Not always. It depends on how the property was titled. Joint tenancy, living trusts, and small estates under $50,000 may qualify for simplified or bypassed probate. We can walk you through what applies — or connect you with a Maryland estate attorney.
What if there are multiple heirs who need to agree?
All heirs with an ownership interest need to sign at closing. We’re experienced coordinating with multiple family members — including those who live out of state or have differing opinions about selling. We move at the family’s pace.
The property is in bad condition. Does that matter?
Not at all. We’ve bought estate properties with structural damage, severe deferred maintenance, full contents left behind, and everything in between. We buy as-is — the condition affects the offer price, not our willingness to buy.
Can the estate close remotely if heirs are out of state?
Yes. We work with out-of-state heirs regularly. Closing documents can be handled via mail-away closing or mobile notary. The Personal Representative doesn’t need to be physically present in Maryland to close.
How do you determine your offer?
We analyze comparable sales in the neighborhood, the property’s condition, and local market data. We aim for a fair offer that reflects real value — and we show our work. There’s no mystery formula.
What if the estate has liens or back taxes on the property?
Liens and back taxes are typically resolved at closing from the sale proceeds — the estate doesn’t pay them out of pocket beforehand. Our title company handles payoffs as part of the closing process.
Will you work directly with our estate attorney?
Absolutely. We encourage it. We provide purchase agreements, proof of funds, and any documentation needed for court filings. We communicate directly with the attorney to keep things moving and compliant.
Is there any cost or obligation to get an offer?
None. Getting an offer from us costs nothing and commits you to nothing. Many Personal Representatives request an offer simply to satisfy their fiduciary duty to evaluate the property — even if they ultimately decide not to sell to us.
Get a free cash offer on
your inherited property
No pressure, no obligation. Tell us about the property and we’ll have a written cash offer to you within 24 hours — so you know exactly what your options are.
Cash offer within 24 hours
We research the property and respond fast — most sellers hear from us the same day they reach out.
No obligation whatsoever
Getting an offer doesn’t commit you to anything. It gives you a number to work with as you decide what’s best for the estate.
We close on your timeline
Whether the estate needs 2 weeks or 6 months, we set the closing date around what the administration requires.
Prefer to call?
Reach us directly at (410) 824-1687. A real person answers — not a call center.