Selling inherited houses in Chicago during probate involves common mistakes that create costly delays. This guide identifies five key errors, including court approval issues, family communication problems, maintenance neglect, emotional overpricing, and mismatched selling strategies.
If you’ve inherited a house in Chicago, you’re probably discovering that time is not on your side. Between mounting property taxes, insurance costs, and maintenance expenses, every month of delay costs you money while the property sits unsold.
Most people think selling an inherited house is simply a matter of listing it and waiting for offers. The reality is far more complex, especially when the probate court is involved. Small oversights in the early stages can create massive delays that turn a 3-month sale into a year-long ordeal.
Why Inherited Property Sales Get Stuck
Probate property sales face unique challenges that don’t exist in typical real estate transactions. Unlike regular home sales, you’re dealing with court procedures, legal requirements, and often multiple family members who need to agree on decisions.
Many families approach probate sales with the same expectations as a normal home sale, only to discover that different rules apply. Court approval is required, specific procedures must be followed, and timing depends on factors outside your control.
The stakes are higher, too. While the property sits unsold, you’re responsible for ongoing expenses like property taxes, insurance, utilities, and maintenance. These costs can easily reach hundreds or thousands of dollars per month, eating into your eventual proceeds.
The 5 Most Expensive Delays (And How to Avoid Them)
Mistake 1: Assuming You Can Sell Without Court Approval
The biggest mistake heirs make is trying to move too quickly without understanding legal requirements. In Illinois, you cannot sell inherited property without proper court authorization, even if you’re named as executor in the will.
Some executors list properties or accept offers before getting court approval, only to discover the sale cannot close until proper procedures are followed. This creates legal complications and can delay the sale by months while you backtrack through required steps.
Before taking any action, confirm your legal authority to sell and understand whether you need court approval for each step or have independent authority to act on behalf of the estate.
Mistake 2: Poor Communication Among Family Members
Family disagreements are the second most common cause of probate sale delays. When multiple heirs are involved, everyone must agree on key decisions like pricing, timing, and selling method.
Many families discover too late that not everyone wants to sell, or they have different ideas about what the property is worth. These disagreements can lead to legal disputes that halt the sale process entirely.
Start family discussions early and get everyone’s input on the selling decision. If disagreements arise, consider mediation before positions become entrenched and create expensive legal battles.
Mistake 3: Neglecting Property Maintenance During Probate
Inherited properties often sit vacant during probate proceedings, and many families make the mistake of ignoring maintenance needs. A small roof leak or plumbing issue can become a major problem if left unaddressed for months.
Properties in poor condition are harder to sell and often receive lower offers, especially if buyers discover problems during inspections. Some properties deteriorate so much during probate that they become difficult to finance, limiting your buyer pool to cash purchases only.
Even if you plan to sell as-is, basic maintenance protects the property’s value and prevents small problems from becoming expensive ones. Keep utilities connected, check the property regularly, and address any issues promptly.
Mistake 4: Overpricing Based on Emotional Value
Emotional attachment often leads families to overprice inherited properties. The house may have sentimental value or represent memories of a loved one, but buyers only care about current market value.
Overpriced properties sit on the market longer, which creates carrying costs and may require price reductions that could have been avoided with accurate initial pricing. Properties that stay on the market too long also develop a stigma that makes buyers suspicious.
Get a professional appraisal or comparative market analysis to establish realistic pricing. Remember that your goal is to sell the property, not to get every possible dollar from it.
Mistake 5: Choosing the Wrong Selling Method for Your Timeline
The final major mistake is selecting a selling approach that doesn’t match your timeline or circumstances. If you need to sell quickly but choose to list with a traditional agent, you may face months of showings, negotiations, and potential buyer financing delays.
Conversely, if you have time to wait for top dollar but sell to a cash buyer for convenience, you may leave money on the table that could have justified the extra time and effort.
Consider your priorities carefully. If speed is important, cash buyers can close in weeks rather than months. If maximizing price is your goal, traditional listings may be worth the extra time and effort.
Finding the Right Solution for Your Situation
Some companies specialize in helping Chicago families avoid these common mistakes by purchasing inherited properties directly. Their process eliminates many of the delays that plague traditional sales since they buy houses as-is, handle all paperwork, and can close quickly once court approval is obtained.
This approach works well for families who want to avoid the complications of traditional sales, don’t want to invest in repairs, or need to settle the estate quickly. The trade-off is typically a lower purchase price compared to retail market value, but many families find the convenience and speed worth the difference.
Learning from Others’ Experiences
Zach Shepard, founder of Braddock Investment Group, has worked with hundreds of Chicago families dealing with inherited properties. He’s seen how small mistakes in the early stages can create months of delays and thousands of dollars in additional costs.
“The families who do best are those who understand their options early and choose an approach that matches their situation,” Shepard explains. “Whether that’s working with us for a quick cash sale or listing with an experienced agent, the key is making informed decisions based on your priorities.”
Making Smart Decisions From the Start
Selling an inherited house in Chicago doesn’t have to be a lengthy, expensive process if you avoid these common mistakes. Take time to understand your legal requirements, communicate clearly with family members, maintain the property properly, price it realistically, and choose a selling method that matches your timeline.
If you’re dealing with an inherited property and want to explore your options, consider speaking with both traditional real estate professionals and cash buyers to understand what approach makes sense for your specific situation. The right choice depends on your priorities, timeline, and circumstances, but avoiding these five mistakes will ensure that whatever path you choose moves forward smoothly.
