Key Takeaways

Key Takeaways Probate in Detroit takes time: Expect 6-18 months depending on complexity, with court approval needed for property sales during probate. Hidden costs add up fast: Back taxes, water bills, code violations, and deferred maintenance can significantly reduce your inheritance value. Don't let inherited property sit empty: Vacant Detroit properties deteriorate quickly and face security risks, especially during harsh Michigan winters. You have options: Keep as rental, fix and sell traditional, or sell as-is to investors — each has pros and cons depending on your situation and the property's condition.

Inherited a House in Detroit? Here's What You Need to Know About Probate and Selling Fast

Look, I get it. You just lost someone you love, and now you're staring at a house you never expected to own. Maybe it's in Highland Park with back taxes piling up. Maybe it's a beautiful brick colonial in Indian Village that needs $50,000 in roof work. Or maybe it's a place on the east side that's been sitting empty for months while you tried to figure out what to do.

I'm Charles "Uncle Charles" Hernandez from HOMESELL USA, and I've been helping families deal with inherited properties across Detroit for years. Whether it's a mansion in Grosse Pointe or a fixer-upper in Southwest Detroit, here's what you need to know about probate and your options for selling fast.

Detroit's Inherited Property Reality Check

Detroit's housing market in 2026 is telling two different stories. The median home value is sitting around $85,000, which is up about 8% from last year. Areas like Midtown, Corktown, and downtown are seeing strong demand, with some properties selling for $200,000 or more. But here's the thing nobody talks about — a lot of inherited properties aren't in those hot neighborhoods.

I had a woman call me last month whose grandmother left her a house near 8 Mile and Gratiot. Beautiful bones, but it needed a new furnace, electrical work, and about $20,000 in deferred maintenance. The kicker? She lived in Phoenix and couldn't afford to fly back to Detroit every time a contractor needed to meet with her.

That's the reality of inheriting property in Detroit. You might get lucky and inherit something in Palmer Woods or Boston Edison. But more often, you're looking at a house that's been in the family for decades, in a neighborhood that's seen better days, with repair issues that add up fast.

Understanding Michigan Probate: The Basics

Here's the deal with probate in Michigan — it's not as scary as people make it sound, but it's definitely not quick. In Wayne County, where Detroit is located, probate typically takes 6-12 months if everything goes smoothly. If there are complications? You could be looking at 18 months or longer.

Michigan has a few different probate processes:

Formal Probate

This is the full court-supervised process. Required when there's no will, when someone contests the will, or when the estate is complex. Expect 9-12 months minimum.

Informal Probate

Less court supervision, faster process. Usually takes 6-8 months. This works when there's a valid will and no disputes among heirs.

Small Estate Procedures

For estates under $24,000 (as of 2026), Michigan allows simplified procedures that can wrap up in a few months.

Most inherited houses in Detroit will go through formal or informal probate. The executor (called a "personal representative" in Michigan) has to inventory all assets, pay debts, handle taxes, and distribute what's left according to the will or state law.

The Hidden Costs Nobody Warns You About

I've seen this a hundred times — families inherit a house and think they just got a windfall. Then reality hits. In Detroit, inherited properties often come with:

• Back property taxes: Detroit's property tax rate is around 2.5% of assessed value. If grandma struggled financially her last few years, there might be thousands in back taxes.
• Water bills: Detroit Water and Sewerage Department liens can reach $5,000-$10,000 on older properties.
• Code violations: The city has been cracking down on property maintenance. Violation fees can add up to thousands.
• Utility shut-off fees: Getting electricity and gas turned back on can cost $500-$1,000 per utility.
• Insurance: Vacant property insurance in Detroit runs $1,000-$2,000 per year minimum.
• Security issues: Unfortunately, vacant properties in some Detroit neighborhoods become targets for break-ins or copper theft.

That $85,000 house you inherited? After back taxes, water bills, and basic repairs to make it sellable, you might be looking at $60,000 in your pocket — if you're lucky.

Your Options When You Inherit Detroit Real Estate

Option 1: Keep It as a Rental

Some areas of Detroit are seeing strong rental demand, especially near downtown and the universities. But being a long-distance landlord is tough, and Detroit's rental laws heavily favor tenants. You'll need local property management, which typically costs 8-12% of rent plus maintenance costs.

Option 2: Fix It Up and Sell Traditional

If the house is in a decent neighborhood and you have cash for repairs, you might get top dollar working with a realtor. But remember — you'll pay 6% in commissions, plus closing costs, plus whatever you spend on repairs. And some inherited properties have title issues that complicate traditional sales.

Option 3: Sell As-Is to an Investor

This is where HOMESELL USA comes in. We buy houses in Detroit in any condition, with any problems. Probate issues? We handle those deals all the time. Back taxes? Not a problem. House needs a new roof? We'll buy it as-is.

Look, we're not going to pay you retail prices. We're investors, and we need room to handle repairs and make a profit. But we can close fast, handle all the paperwork, and give you cash without you spending a dime on repairs or dealing with realtor showings.

Special Detroit Considerations

Detroit has some unique issues that affect inherited properties:

Tax Foreclosure Risk

Wayne County forecloses on properties with three years of unpaid taxes. If your inherited property has back tax issues, the clock might be ticking.

Blight Violations

Detroit's Land Bank Authority can initiate nuisance abatement procedures on blighted properties. This can result in the city taking possession of the property.

Title Issues

Some older Detroit properties have complicated ownership histories. I've seen cases where three generations of family members inherited pieces of a property without ever properly transferring titles.

The Probate Sale Process

If you need to sell during probate, Michigan law allows it, but there are rules. The personal representative needs court approval for sales, and sometimes the court requires an appraisal. The good news? Investors like us who specialize in probate deals know exactly how to handle the paperwork.

I worked with a family last year whose father passed away leaving them a duplex near the Detroit River. Beautiful location, but the building needed $80,000 in foundation work. Between the four siblings, nobody had that kind of cash, and they all lived out of state. We were able to make an offer that worked for everyone, handle all the court paperwork, and close in 30 days once the court approved the sale.

When to Call for Help

Whether you sell to HOMESELL USA or someone else, here's what you need to know — don't let an inherited property sit empty for months while you figure things out. Detroit's property values are recovering, but vacant properties deteriorate fast, especially during Michigan winters.

If you're dealing with back taxes, code violations, major repairs, or you just need to sell fast, give us a call. We've handled hundreds of probate deals in Detroit. We know which neighborhoods are hot and which ones are struggling. More importantly, we can give you straight answers about what your property is really worth and what your options are.

No pressure, no judgment — just honest advice from someone who's seen every possible inherited property situation you can imagine.

Frequently Asked Questions

Frequently Asked Questions

How long does probate take for inherited property in Detroit?

In Wayne County, probate typically takes 6-12 months for straightforward cases. Complex estates with disputes or title issues can take 18 months or longer. The type of probate (formal vs. informal) and whether there's a valid will affects the timeline.

Can I sell an inherited house before probate is finished in Michigan?

Yes, but you need court approval. The personal representative can petition the probate court to approve the sale. This usually requires an appraisal and sometimes a court hearing. Investors experienced with probate sales can help streamline this process.

What happens if my inherited Detroit property has back taxes?

Wayne County forecloses on properties with three years of unpaid property taxes. If your inherited property has back tax issues, you need to address this quickly. The good news is that cash buyers can often handle back tax situations as part of the purchase process.

Do I have to pay taxes when I inherit a house in Detroit?

You typically don't pay income tax on inheriting property, but you may owe estate taxes if the total estate exceeds federal/state limits. You'll also be responsible for ongoing property taxes from the date you inherit. When you sell, you may owe capital gains tax on any increase in value from the date of inheritance.

What if multiple family members inherited the Detroit property together?

When siblings or multiple heirs inherit property together, you'll need agreement from all parties to sell. If you can't agree, Michigan law allows for partition actions where the court can force a sale and divide proceeds. It's usually better to work together and avoid court costs.