Key Takeaways

Key Takeaways Probate in Ann Arbor takes 6-12 months typically - but you can often sell during probate with court approval, especially when working with cash buyers who understand the process Inherited properties commonly have complications - deferred maintenance, multiple heirs with different opinions, tax issues, and title problems that make traditional sales difficult Ann Arbor's strong market benefits inherited properties - median home prices around $485,000 and University of Michigan stability mean even problem properties retain value You have multiple options beyond traditional listing - keeping as rental, cash sale to investors, or traditional sale each work better for different family situations and property conditions

Inherited Property in Ann Arbor: What to Do When Family Passes and Leaves You the House

Look, I'm going to start this one differently because this topic hits close to home for a lot of folks. When someone you love passes away and leaves you their house, you're dealing with grief AND suddenly becoming a property owner in a market you might not understand. I've been helping families through this exact situation in Ann Arbor for years, and I want you to know - whatever you're feeling right now is normal.

Here's the deal with inherited property in Ann Arbor: the market is strong, but that doesn't make your situation any easier. As of February 2026, Ann Arbor's median home price sits around $485,000, up about 4.2% from last year. The University of Michigan keeps this market stable, but inherited properties often come with complications that traditional buyers and realtors don't want to touch.

The Reality of Probate in Michigan

Let me be straight with you about probate in Michigan - it's not as scary as people make it sound, but it's definitely a process. In Washtenaw County, where Ann Arbor sits, probate typically takes 6-12 months if everything goes smoothly. But here's what nobody tells you: "smoothly" is relative when you're dealing with family emotions, multiple heirs, or property issues.

Michigan is what we call a "simplified probate" state for smaller estates. If the estate is worth less than $24,000 (not counting the house), you might qualify for simplified procedures. But most Ann Arbor properties blow past that limit pretty quickly given current home values.

I had a woman call me last month whose father left her his house near the University of Michigan campus. Beautiful area, property worth about $520,000, but it needed a new roof, had some electrical issues, and two siblings who couldn't agree on anything. She was drowning in lawyer fees and family drama while trying to grieve. That's when she realized she needed to explore options beyond the traditional "fix it up and list it" route.

Your Options When You Inherit Ann Arbor Real Estate

Here's what most people don't realize - you have more choices than just hiring a realtor and hoping for the best. Let me break down what I see working for families in Ann Arbor:

Option 1: Keep the Property

If you can afford the carrying costs and the property is in good shape, keeping it might make sense. Ann Arbor rental market is strong thanks to the University of Michigan - you're looking at average rents of $1,400-$1,800 for decent properties near campus. But being a landlord from out of state (which describes about 60% of the inherited property situations I see) is no joke.

Option 2: Traditional Sale

This is what most people think they "should" do. List with a realtor, fix everything up, show it to buyers who want move-in ready homes. In Ann Arbor's current market, well-presented homes are selling in an average of 23 days. Sounds great, right?

But here's the reality check: inherited properties rarely qualify as "well-presented." You're looking at repairs, staging, carrying costs for months while you wait for probate to close, realtor commissions of 5-6%, and the stress of managing all this while potentially living in another state.

Option 3: Sell for Cash to an Investor

This is where companies like HOMESELL USA come in, and I'll tell you exactly why this option works so well for inherited properties. We buy houses in any condition, we can work with probate timelines, and we handle properties with title issues, liens, or family complications that make traditional sales impossible.

I'm not saying we're right for everyone, but for families who want to close this chapter quickly and fairly, it often makes the most sense.

Common Problems with Inherited Ann Arbor Properties

Every inherited property situation is unique, but I see the same patterns over and over again in Ann Arbor:

Deferred Maintenance

Elderly homeowners often stop doing major repairs in their final years. I've walked through inherited Ann Arbor homes with 20-year-old furnaces, roofs that should have been replaced a decade ago, and electrical systems that wouldn't pass today's codes. In Ann Arbor's older neighborhoods near downtown, this is especially common.

Multiple Heirs, Different Opinions

Nothing creates family drama faster than inheriting real estate together. One sibling wants to keep it for sentimental reasons, another needs cash immediately, and the third lives across the country and just wants it dealt with. Michigan law requires all heirs to agree on major decisions, which can drag things out for months.

Property Tax Issues

Ann Arbor property taxes aren't cheap - the effective rate runs about 1.48% of assessed value. If taxes got behind before the death, or if the estate can't afford ongoing payments during probate, you're looking at potential tax lien issues that complicate any sale.

Title and Legal Complications

Sometimes the deed wasn't properly updated after a previous death, or there are liens that need to be resolved. I've seen inherited properties in Ann Arbor with medical liens, contractor liens, and even IRS liens that have to be addressed before any sale can happen.

Why Ann Arbor Inherited Properties Are Actually Valuable

Here's some good news in all this: Ann Arbor real estate holds its value incredibly well. The University of Michigan provides economic stability that a lot of markets don't have. Even properties that need work often have strong underlying value because of location.

The areas near campus - like Burns Park, Old West Side, and neighborhoods around Stadium Boulevard - have consistent demand from both owner-occupants and investors. Properties in these areas, even ones needing significant work, rarely sit on the market long when priced appropriately.

At HOMESELL USA, we've bought inherited properties throughout Ann Arbor, from downtown condos to single-family homes near the medical campus. The key is understanding that these properties have value even when they come with complications that scare off traditional buyers.

The HOMESELL USA Difference for Inherited Properties

Look, I'm not going to spend this whole article pitching you - but I do want to explain why we handle inherited properties differently than traditional buyers or even other cash buyers.

First, we understand probate. We can make offers contingent on probate approval, we know how to work with estate attorneys, and we're patient with the timeline because we understand this isn't just a business transaction for you.

Second, we buy properties in any condition. That house with the leaky roof and outdated electrical? We factor repair costs into our offer and handle everything after closing. You don't spend months and thousands of dollars getting it "market ready."

Third, we handle complicated situations. Multiple heirs who can't agree? We've worked through that. Outstanding liens or title issues? We have attorneys who specialize in cleaning up these problems.

What to Do Right Now if You've Inherited Ann Arbor Property

Whether you end up selling to us or someone else, here's what you need to do immediately:

1. Secure the property. Change locks, make sure insurance is current, and don't let it sit empty without regular check-ins. Ann Arbor's cold winters can cause expensive damage to unheated homes.

2. Get a probate attorney. Don't try to navigate Michigan probate law alone. A good attorney will save you time, money, and headaches.

3. Understand your timeline. Probate has required waiting periods, but you can often get court permission to sell before everything is finalized if the estate needs money for expenses.

4. Get a realistic assessment of the property's condition and value. Don't make major decisions based on outdated tax assessments or what Zillow says it's worth.

5. Consider all your options. Traditional sale, cash sale, keeping it as rental property - each choice has different financial and emotional implications.

Moving Forward

Inheriting property in Ann Arbor during 2026 means you're dealing with a strong but competitive market, complex probate procedures, and probably a lot of family emotions. It's normal to feel overwhelmed.

What I want you to remember is this: there's no "right" answer that works for every family. Some people need to sell immediately for financial reasons. Others want to keep the family home at all costs. Most folks fall somewhere in between, just wanting to handle things fairly and move forward with their lives.

The key is getting good information, understanding your options, and making decisions based on your actual situation - not what you think you "should" do or what worked for someone else's family.

At HOMESELL USA, we've helped hundreds of families navigate inherited property situations in Ann Arbor and throughout Michigan. We're not the right solution for everyone, but for families who want to close this chapter quickly and fairly, we often provide exactly what they need.

If you're dealing with an inherited property in Ann Arbor - whether it's a downtown condo, a family home near the University, or a property with complications that seem impossible to sort out - give Uncle Charles a call. No pressure, no judgment, just straight answers about your options and what each choice really means for your family's situation.

Frequently Asked Questions

Frequently Asked Questions

How long does probate take in Ann Arbor, Michigan?

Probate in Washtenaw County typically takes 6-12 months if everything goes smoothly. However, inherited properties with multiple heirs, title issues, or family disputes can extend this timeline. Michigan does offer simplified probate procedures for smaller estates under $24,000 (excluding real estate), but most Ann Arbor properties exceed this limit given current home values around $485,000.

Can I sell an inherited house before probate is complete?

Yes, in many cases you can sell during probate with court approval. Michigan probate courts often allow estate sales when the proceeds are needed for estate expenses, debts, or distributions to heirs. The key is working with a probate attorney and having buyers who understand the process - like cash investors who specialize in probate properties.

What if the inherited Ann Arbor property has liens or back taxes?

Liens and back taxes are common with inherited properties but don't make them unsellable. These issues need to be resolved before or during the sale process. Cash buyers like HOMESELL USA often handle these complications as part of the purchase, paying off liens and back taxes from the sale proceeds rather than requiring you to resolve them upfront.

Do I have to pay taxes on an inherited house in Ann Arbor?

Michigan doesn't have an inheritance tax, and most inherited properties qualify for a "stepped-up basis" for federal tax purposes, meaning you typically won't owe capital gains tax if you sell relatively soon after inheriting. However, you are responsible for ongoing property taxes from the date of inheritance, and any back taxes owed by the estate.

What's the difference between selling to a cash buyer versus listing with a realtor for inherited property?

Cash buyers like HOMESELL USA buy properties as-is, can work with probate timelines, handle title issues, and typically close in 2-3 weeks with no repairs, staging, or commissions required. Traditional sales through realtors usually require the property to be in good condition, take 2-6 months including repairs and marketing time, involve 5-6% commission fees, and work best when all heirs agree on timing and improvements.