Key Takeaways

Key Takeaways Probate in Fulton County takes 4-10 months and inherited properties have ongoing carrying costs including taxes, insurance, and maintenance that can add up to thousands per month Roswell's $485,000 median home price applies to move-in ready properties — inherited houses often need significant repairs and face a much smaller, pickier buyer pool Traditional real estate often doesn't work well for inherited properties due to repair demands, commission costs, and extended timeline pressures Cash sales can close faster and avoid repair/commission costs — while the price may be lower, families often net similar amounts after factoring in all traditional sale expenses

Inherited a House in Roswell, Georgia? Your Guide to Selling During Probate Without the Headaches

Look, I get it. You're dealing with the loss of a family member, and now you've got this house in Roswell that you don't know what to do with. Maybe it's your childhood home, maybe it's a rental property your aunt owned, or maybe it's a house that's been sitting empty for months while the family figures things out.

I've been helping families in Georgia deal with inherited properties for over two decades through HOMESELL USA, and I've seen every situation you can imagine. The good news? You have options. The better news? You don't have to figure this out alone.

The Roswell Real Estate Reality in 2026

First, let's talk about what's happening in Roswell right now. The median home price in Roswell hit $485,000 in early 2026, up 3.2% from last year. That's solid growth, but here's what the pretty real estate websites won't tell you — that's for move-in ready homes in good neighborhoods.

When you inherit a property, especially one that's been sitting empty or occupied by an elderly family member who couldn't maintain it, you're often looking at a whole different ballgame. I had a family call me last month about a house they inherited on Mimosa Boulevard. Beautiful area, but the house needed $60,000 in repairs just to be livable, and they were three months into probate with legal fees piling up.

The Roswell market is competitive for buyers looking for turnkey homes, but properties with issues? That's a much smaller buyer pool, and those buyers want steep discounts.

Georgia Probate: What You're Really Dealing With

Here's the deal with probate in Georgia — it's not as scary as people make it sound, but it's definitely a process. Georgia has what's called "solemn form" and "common form" probate. Most inherited properties go through common form, which is faster but still takes 4-6 months minimum.

During probate, you can't just do whatever you want with the property. You need court approval or specific authority from the will to sell. In Fulton County, where Roswell sits, I've seen families wait 8-10 months just to get clear authority to sell.

Meanwhile, that house is sitting there. Property taxes are due (Georgia doesn't pause those for probate), insurance needs to be maintained, and if it's vacant, you're worried about break-ins, vandalism, or pipes bursting.

The Hidden Costs Nobody Warns You About

When families inherit property in Roswell, they usually focus on the big question: "What's it worth?" But they don't think about what it's costing them while they figure that out.

Here's what I see families dealing with:

• Property taxes: Fulton County doesn't mess around. Miss payments and you're looking at penalties and interest.
• Insurance: Vacant properties need special coverage, and it's expensive.
• Utilities: You need to keep heat on in winter to prevent pipe damage, and you'll want electricity for showings.
• Maintenance: Grass doesn't stop growing because someone passed away.
• Security: Empty houses in Roswell are targets for copper thieves and squatters.

I worked with a family last year who inherited a house near Roswell High School. By the time they got through probate and sold traditionally, they'd spent $18,000 just keeping the property maintained. That came right off their inheritance.

Why Traditional Real Estate Often Doesn't Work for Inherited Properties

Look, I'm not going to bash realtors — they serve a purpose. But when you're dealing with an inherited property, especially one with issues, the traditional route often creates more problems than it solves.

Here's what happens: You list the house, and it sits on the market because buyers in Roswell have choices. They can buy the updated house down the street, or they can take on your project that needs new HVAC, flooring, and who knows what else.

Meanwhile, you're paying realtor commissions (typically 6% in Georgia), making repairs buyers demand, and still covering all those carrying costs I mentioned. Plus, if the house has been empty for months, buyers smell desperation and make lowball offers.

I've seen families think they're going to net $300,000 from an inherited house, then after repairs, commissions, and carrying costs, they walk away with $220,000. And it took them 8 months of stress to get there.

The Cash Sale Alternative: How It Actually Works

When families call HOMESELL USA about inherited property in Roswell, they usually have the same questions: "Is this legitimate?" and "What's the catch?"

Here's how it really works. We buy houses for cash, in any condition, and we can often close before probate is even complete (with proper legal structure). No repairs, no commissions, no showings with strangers walking through your family home.

The trade-off? You won't get full retail value. But here's what you need to understand — you were never going to get full retail value anyway once you factor in repairs, commissions, and time costs.

Let me give you a real example. We bought a house in Roswell's historic district last year from a family going through probate. The house was worth $450,000 if it was perfect, but it needed $75,000 in work. Listed with a realtor, they might have netted $320,000 after repairs, commissions, and six months of carrying costs. We paid $315,000 cash and closed in three weeks. They actually came out ahead and avoided months of hassle.

Special Situations I See All the Time

Multiple Heirs Who Don't Agree: This is probably half my calls. Three siblings inherit a house, two want to sell, one wants to keep it. Nobody can afford to buy out the others. We can structure deals that work for everyone.

Houses with Liens or Tax Issues: Maybe your uncle didn't pay property taxes for two years before he passed. Maybe there's a reverse mortgage. These aren't deal-killers for cash buyers like us, but they'll torpedo a traditional sale.

Properties in Poor Condition: I've bought houses in Roswell with holes in the roof, floors falling through, and everything in between. Traditional buyers run from these properties.

Time Pressure: Maybe the family can't afford to keep carrying the property, or there are estate debts that need to be paid. We can close fast when time matters.

What You Need to Know About Roswell Neighborhoods

Not all Roswell properties are created equal, and if you've inherited a house here, location matters for your options.

The historic areas around Canton Street and the newer developments near the Chattahoochee River hold value well, even in rough condition. But some of the older neighborhoods off Holcomb Bridge Road or near the Alpharetta border can be trickier if they need major work.

I've noticed that Roswell buyers are particularly picky about updates. In Atlanta's core, buyers will take on projects. In Roswell, they want move-in ready or they keep looking.

Your Next Steps (Whether You Work with Us or Not)

Here's what I tell every family dealing with inherited property in Roswell:

1. Get the utilities turned on and the property secured. Don't let it sit empty and dark.

2. Talk to a probate attorney about your specific situation. Some estates are simpler than others.

3. Get a realistic assessment of the property's condition before you make any decisions about repairs.

4. Understand your timeline and budget for carrying costs while you decide.

5. Get multiple options. Talk to HOMESELL USA, talk to other cash buyers, talk to realtors. Make an informed decision.

Look, inheriting property isn't anyone's idea of fun, especially when you're already dealing with loss. But it doesn't have to be the nightmare some people make it out to be. You just need straight information and realistic options.

If you're sitting there in Roswell dealing with an inherited property and feeling overwhelmed, give Uncle Charles a call. No pressure, no judgment — just straight answers about what you're really looking at and what your options are. Whether you end up working with HOMESELL USA or taking another path, at least you'll know what you're dealing with.

Frequently Asked Questions

Frequently Asked Questions About Inherited Property in Roswell, GA

Can I sell an inherited house before probate is complete in Georgia?

In most cases, yes, but you need proper legal authority. Georgia law allows for certain sales during probate with court approval or if the will gives the executor specific power to sell. We work with probate attorneys regularly to structure these transactions properly.

What if multiple family members inherited the Roswell property and we can't agree?

This is super common. Georgia law provides mechanisms for partition sales when co-owners can't agree. We can also structure purchases that buy out disagreeing parties or work with the family to find solutions that work for everyone involved.

Do I have to pay capital gains tax on an inherited house in Roswell?

Usually no, thanks to the "stepped-up basis" rule. When you inherit property, your tax basis is typically the fair market value at the time of death, not what the deceased originally paid. Always consult a tax professional, but most inherited property sales don't trigger capital gains.

How long does probate typically take in Fulton County, Georgia?

Common form probate in Fulton County typically takes 4-6 months minimum, but can stretch to 8-10 months depending on complexity and court schedules. Contested estates or those with complicated assets take longer.

What happens if the inherited Roswell house has liens or unpaid taxes?

Liens and tax issues don't necessarily kill a sale, but they need to be resolved. As cash buyers, we can often work with these situations by paying off liens at closing or negotiating with creditors. Traditional financing usually won't work with significant lien issues.