You just inherited a house. Now what?

It usually starts with a phone call nobody wanted. Someone you loved passed away, and somewhere between the grief and the paperwork, you found out there's a house.

Maybe it's the home you grew up in on the east side. Maybe it's a rental property in South Tucson you didn't even know existed. Either way, it's yours now - along with the mortgage payments, the property taxes, the insurance, and the question everyone keeps asking: what are you going to do with it?

If you're reading this, you're probably trying to figure that out. And if the house is in Tucson or anywhere in Pima County, we can help.

Before you can sell an inherited property in Arizona, you usually need to go through probate - the legal process that transfers ownership from the person who passed to you.

Here's what that looks like in Pima County:

If there's a will:

The named executor files the will with the Pima County Superior Court (110 W. Congress Street, Tucson). Arizona has a simplified "informal probate" process that's faster than most states - often 4-6 months from filing to closing the estate, though it can take longer if there are complications.

If there's no will:

Arizona's intestate succession laws determine who inherits. Spouses and children come first. The court appoints a personal representative, and the process takes a similar timeline but with more paperwork.

Community property matters:

Arizona is a community property state. If the deceased was married, the surviving spouse may already own half the property regardless of the will. This affects how - and whether - probate applies to the house.

The good news: Arizona allows the sale of estate property during probate with court approval. You don't have to wait until the entire estate is settled to sell the house. If you're the personal representative, you can petition the court to authorize the sale - and in informal probate, this is usually straightforward.

While you're figuring things out, the house keeps costing money:

• Property taxes: Pima County property taxes average about 1% of assessed value. On a $300,000 home, that's roughly $250/month you might not have budgeted for.
• Insurance: Inherited properties often need a special vacant-home policy, which costs more than standard homeowner's insurance - typically $1,500-3,000/year.
• Maintenance: Arizona heat is brutal on empty houses. Evaporative coolers dry out, monsoon rains find every roof weakness, and packrats move in fast. A few months of neglect in Tucson can mean thousands in damage.
• Mortgage: If there's an existing mortgage, those payments don't stop because the owner passed. Most lenders give a grace period, but it's usually 3-6 months before they start foreclosure proceedings.
• HOA fees: Many Tucson neighborhoods - especially in Oro Valley, Marana, and Continental Ranch - have HOA dues that continue accruing.

Every month you hold the property, these costs add up. That's not pressure - it's just math.

Option 1: Sell for cash (fastest path)

This is our Path A at EvenPath. We buy the house as-is - whatever condition it's in. Grandma's furniture still there? Fine. Roof needs work? Doesn't matter. We handle everything.

Timeline: As fast as 7 days after probate authorization, though 2-3 weeks is more typical.

What you get:

• Cash offer within 24 hours
• No repairs, no cleaning, no staging
• We typically cover standard closing costs
• You choose the closing date
• No commissions or fees

Best for: Out-of-state heirs, properties that need significant work, situations where multiple heirs want a clean split, or when you simply need this resolved.

Option 2: List on the open market (maximum value)

This is our Path B. If the house is in good shape - or you're willing to invest in fixing it up - listing it could net you more money. We'll connect you with a licensed Tucson agent who actually knows the local market.

Timeline: 30-90 days depending on condition, price point, and the current Tucson market (median days on market is currently around 35-45 days for properly priced homes).

What you get:

• Your agent lists on MLS and all major platforms
• Professional photography and staging options
• An agent who negotiates for you
• Potentially higher sale price

Best for: Properties in good condition, heirs who aren't in a rush, situations where maximizing proceeds matters more than speed.

Not sure which path? That's exactly why we offer both. Call us at (520) 261-1339 and we'll walk through your specific situation. No pressure, no pitch - just straight answers about what makes sense for your inherited property.

Stepped-up basis: This is the best tax break you'll get. When you inherit property, your cost basis "steps up" to the fair market value on the date of death - not what the original owner paid. If your parent bought the house in 1985 for $80,000 and it's worth $310,000 today, your basis is $310,000. If you sell for $310,000, you owe zero capital gains tax.

Selling quickly helps here. The longer you hold the property, the more it may appreciate beyond that stepped-up basis, creating a taxable gain. Selling soon after inheritance often means little to no capital gains.

Arizona has no state estate tax. The federal estate tax exemption is currently over $13 million per individual, so unless the total estate exceeds that, there's no estate tax to worry about.

Always consult a tax professional. We're real estate people, not CPAs. Your situation may have nuances - especially if there are multiple heirs or the property was used as a rental. Get specific advice.

This is one of the most common complications we see in Tucson. Three siblings inherit a house. One wants to sell, one wants to keep it, and one hasn't returned anyone's calls in two months.

A cash sale often solves this cleanly. The property sells, proceeds are split according to the will (or intestate law), and everyone moves on. No one has to become a landlord, no one has to manage repairs from out of state, and no one has to keep sending money to maintain a house nobody lives in.

If heirs disagree, Arizona law allows a "partition action" - a court-ordered sale. But that's expensive and slow. In most cases, it's better for everyone to agree on a fair cash offer and divide the proceeds.

Here's what the process actually looks like:

1. You call us at (520) 261-1339 or fill out the form on our site. Tell us about the property and your situation - probate status, condition, timeline, number of heirs.
2. We evaluate the property. Sometimes we can make an offer based on available data. Sometimes we need to walk the property. Either way, we work around your schedule.
3. You get a cash offer within 24 hours. We show you exactly how we arrived at our number. No black box.
4. You decide. Accept the cash offer and close in as little as 7 days. Or ask about listing it for potentially more. Or take some time to think about it. There's no expiration date and no pressure.
5. You get paid and move on. We handle the paperwork, coordinate with the title company, and make it as simple as possible.