Most “we buy houses” companies can offer you one thing — a cash offer, almost certainly below market. As a licensed agent with 20 years of experience, I walk you through every option and tell you honestly which one serves you best.
Close in as few as 7 days. No showings, no repairs, no contingencies. Your home goes in front of thousands of investors simultaneously — they compete, you get a real number, not a single lowball.
List on the open market as-is — no repairs, no staging. In competitive markets, as-is listings attract multiple offers and often produce more than a single cash offer.
Light cleanup, priced right, sold fast — without a full renovation. Faster than traditional, higher than a deep-discount cash offer.
Own your home free and clear? Carry the note and collect monthly payments instead of a lump sum. Often achieves a higher total price over time.
Rent now, sell later. Lock in a future sale price today while collecting rent in the meantime.
Free 20-minute call with Dan. Every option on the table. No pressure, no pitch.
20+ years across Virginia, Maryland, DC and beyond. No situation I haven't seen. No judgment attached to any of them.
We can close in days — fast enough to stop the clock and protect your credit.
We handle the transaction so you can focus on what matters.
Bought as-is — full of belongings, no cleanout required.
You don't have to fix a thing. Buyers who want it exactly as it is.
Resolved at closing from your proceeds. We've navigated all of it.
Close on your timeline. Remote signing available.
Sell with tenants in place or vacant. Clean exit.
No judgment. Just options and a clear path forward.
When a property owner dies with real estate in their name, the property cannot be transferred or sold until the estate is formally administered through probate. In Dauphin County, this means opening an estate with the Register of Wills located at 101 Market Street, Harrisburg, PA 17101 — phone (717) 780-6520. The Register appoints the executor named in the will, or an administrator if there is no will or the named executor is unable to serve.
Once Letters Testamentary or Letters of Administration are issued, the executor has legal authority to enter contracts on behalf of the estate — including a purchase agreement to sell the property. The estate must also satisfy any outstanding debts, including mortgages, taxes, and liens, before distributing proceeds to heirs.
We regularly work with executors and estate attorneys on probate property sales. Our typical process: we view the property and provide a written offer to the executor within 24 to 48 hours. The executor can sign the purchase agreement contingent on probate completion, which locks in price and terms now. Closing is scheduled once Letters are issued and any required notice-to-creditors periods have passed.
For estates where probate is already underway, we can often close within two to three weeks of Letters being issued. We do not rush the estate — we adapt to its timeline. If the estate attorney needs additional time to clear title or resolve creditor claims, we accommodate that. Our goal is to remove the real estate piece as a stressor from the estate process.
Pennsylvania imposes inheritance tax on the value of assets transferred at death, including real estate. Rates vary by relationship: 0% for surviving spouses and qualifying charities; 4.5% for direct descendants; 12% for siblings; and 15% for all other heirs. The tax is based on fair market value at the date of death, not the sale price.
A 5% discount applies if the tax is paid within three months of death. The full amount is due within nine months. If the estate lacks liquid assets to pay the tax, selling the real estate is typically the fastest way to generate funds. We can time a closing to generate proceeds before the nine-month deadline if that is a priority.
Dauphin County probate properties frequently come with the contents of a lifetime inside. Furniture, clothing, collections, and paperwork accumulated over decades does not need to be cleared before we buy. We purchase the property with whatever is inside and handle all disposal. This removes an enormous logistical burden from executors and heirs who are often managing the estate remotely or while grieving.
Market data for Dauphin County is being updated. Check back shortly.
Call or fill out the form. 2 minutes. No commitment, no judgment. Dan personally handles every inquiry.
Dan walks you through every realistic path with honest numbers on each one. No pressure, no pitch.
Fast as 7 days or as long as 90. Your timeline, your call.
“Dan explained every option clearly. We did a wholetail and netted $40K more than the cash offer we got elsewhere.”
“Inherited my dad's house and had no idea what to do. Dan walked me through everything with zero pressure. Closed in 3 weeks.”
“Facing foreclosure and thought I had no options. Dan helped me sell fast and kept my credit intact. Called on a Tuesday, closed in 18 days.”
Based on Google reviews · Dan White, Pearson Smith Realty
No judgment. No obligation. No pressure. Just an honest conversation with someone who has been through it all — across Virginia, Maryland, DC, West Virginia, Delaware, and Pennsylvania.