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.
Pennsylvania is one of a small number of states that imposes a direct inheritance tax on most beneficiaries. The rates depend on your relationship to the deceased. A surviving spouse pays nothing — 0%. Direct descendants including children, grandchildren, and stepchildren pay 4.5%. Siblings pay 12%. All other heirs — nieces, nephews, cousins, friends — pay 15%. Charitable organizations are exempt.
The tax is calculated on the fair market value of the property at the time of death, not your eventual sale price. Payment is due nine months after the date of death. Pennsylvania offers a 5% discount if the tax is paid within three months — a meaningful incentive to move quickly. The Lebanon County Register of Wills office at 400 S 8th Street in Lebanon, reachable at (717) 274-2801, handles all probate and inheritance tax filings for the county. Their staff can walk you through the paperwork requirements and help you understand what is owed.
Before you can sell an inherited property in Lebanon County, the estate must be properly opened through the Register of Wills. If the deceased left a valid will, the executor named in that will must petition to have it admitted to probate. Once approved, the Register issues Letters Testamentary — the document that legally authorizes the executor to act on behalf of the estate, sign contracts, and transfer title.
If there was no will, the court appoints an administrator and issues Letters of Administration instead. Either document is required before any deed can be signed or sale completed. Buyers, title companies, and settlement attorneys will ask to see Letters Testamentary before proceeding. The process at the Lebanon County Register of Wills typically takes a few days to a few weeks depending on court scheduling and document completeness. Once you have your letters, you are cleared to list, negotiate, and close.
Many inherited properties in Lebanon County have been in families for decades. That long tenure often means deferred maintenance — roofing, plumbing, electrical systems, and HVAC equipment that worked fine for years but would now fail a conventional home inspection. Retail buyers using FHA or conventional financing often cannot purchase properties with significant deferred maintenance because lenders require homes to be in livable condition before approving a loan.
Multiple heirs are another frequent complication. When three siblings inherit a Lebanon city row home, they may disagree on timing, on price, or on whether to sell at all. In Pennsylvania, any co-owner can petition the Court of Common Pleas for a partition action, which forces a sale — but that process is slow, expensive, and damaging to family relationships. A cash sale at an agreed price that all heirs can accept is almost always faster and less contentious than litigation.
Cash buyers purchase properties in as-is condition, which means no repairs, no cleaning, no staging, and no open houses. That matters especially when an estate property hasn't been updated in years and contains the personal belongings of someone who recently passed. We understand that you may need time to remove items of sentimental value before closing — that is always fine to arrange.
We purchase throughout Lebanon County including Lebanon city, Palmyra, Annville, Cornwall, Cleona, Jonestown, Myerstown, and all rural townships. We can close in as few as two to three weeks after Letters Testamentary are issued and a title search is completed. There are no agent commissions, no repair credits negotiated at inspection, and no last-minute financing falls. If your goal is to settle the estate cleanly and distribute proceeds to the heirs, a cash sale is the most direct path.
Market data for Lebanon 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.