Updated November 2025. Inheriting a house in Washington comes with questions: Do I have to go through probate? Will I owe taxes? What if there are multiple heirs? This guide walks you through the entire process.
Step 1: Determine If Probate Is Required
Washington offers several paths depending on the estate's size and complexity:
- Small estate affidavit: For estates under $100,000 (not counting real estate), no probate needed
- Community property petition: If the deceased's spouse inherits, this simplified process may apply
- Full probate: Required for most estates with real property. Takes 4-12 months in Washington
- Transfer on death deed: If the deceased filed a TOD deed, the property transfers without probate
Step 2: Understand Your Tax Obligations
The stepped-up basis advantage: When you inherit property, your cost basis "steps up" to the fair market value at the date of death. If the deceased bought the home for $200,000 in 1995 and it is worth $600,000 when they pass, your basis is $600,000 — not $200,000. If you sell promptly at $600,000, you may owe zero capital gains tax.
Washington estate tax: Washington has its own estate tax with a $2.193 million exemption (2025). Estates above this threshold pay 10-20% on the excess. This is separate from federal estate tax.
Property taxes: You are responsible for property taxes from the date of death forward. Selling quickly minimizes this ongoing cost.
Step 3: Decide What to Do With the Property
Sell for Cash (Fastest)
Cash buyers purchase inherited properties as-is — no cleanout, no repairs, no staging. Close in 7-14 days and stop paying property taxes, insurance, and maintenance. Ideal for out-of-state heirs or properties needing significant work.
List on the Market (Highest Price)
If the property is in good condition and you have time, listing maximizes your proceeds. Budget for cleanout ($2,000-$10,000), potential repairs, and 3-4 months of carrying costs.
Rent It Out (Long-Term Income)
If the property is in a strong rental market, keeping it may provide ongoing income. However, becoming a landlord comes with management responsibilities, especially from out of state.
Step 4: Handle Multi-Heir Situations
When multiple people inherit a property, all owners must agree to sell. If heirs disagree, options include:
- One heir buying out the others
- Mediation to reach agreement
- Partition action (court-ordered sale) as a last resort
A neutral cash offer can help resolve disagreements by providing an objective value both parties can reference.
Selling an Inherited Washington Home: Timeline
| With probate + cash sale | 4-6 months total |
| With probate + listing | 7-12 months total |
| Without probate + cash sale | 2-4 weeks |
| Without probate + listing | 3-5 months |
Contact HouseRush for a free inherited property consultation — we will assess your specific situation, explain your options, and provide both a cash offer and listing projection. See our city-specific inheritance guides for Seattle, Bellevue, Tacoma, Spokane, and Vancouver.