What to Do When You Inherit a House in Nashville, TN

by Nate Pope

Losing a Parent Is Hard — Then Comes the House

It’s one of the toughest realities families face: a parent passes away, and now there’s a home to sell or transfer.
If you’re in Nashville, Brentwood, Mount Juliet, Dickson or anywhere in Middle Tennessee, you’ll want to know exactly what steps to take before you can list or sell that inherited home.

Let’s break it down clearly — Tennessee-specific, no legal fluff.

1. Confirm How the Property Is Titled

Start by checking the deed at your county’s Register of Deeds — Davidson, Dickson, Williamson, Wilson, or Sumner County.
You’ll need to know who legally owns the home:

Sole owner: The property must go through probate court.
Joint tenants with right of survivorship: It passes automatically to the surviving spouse.
In a living trust: The successor trustee can transfer or sell the home without probate.

👉 You can look up property ownership online at your county’s Register of Deeds or property assessor website.

2. Determine If You Need to Open Probate

In most cases, an inherited home in Tennessee requires probate, the court process that officially transfers ownership.

File in the county where your parent lived — for example, Davidson County Chancery Court in downtown Nashville.
If there’s a will, the executor named will handle it.
If there’s no will, the court appoints an administrator (usually one of the children).

Estates under $50,000 may qualify for simplified probate, but real estate usually triggers full probate.

3. Get Legal Authority to Act (Letters Testamentary or Administration)

You’ll receive these documents from the court. They’re what let you:

Sign contracts and listing agreements
Access mortgage and insurance information
Close on the sale legally

No title company in Tennessee will finalize a sale without them.

4. Secure and Evaluate the Property

Once you’re authorized:

Change the locks and keep utilities active.
Forward mail to prevent identity issues.
Hire a local Nashville REALTOR® to give a current market valuation.
Decide whether to sell the home “as-is” or make light updates for better ROI.

Many families find that as-is estate sales attract cash buyers — especially around East Nashville, Madison, Donelson, and Hermitage where investor demand is strong.

5. Handle Debts and Taxes

The estate, not you personally, pays the mortgage, property taxes, and any liens.

Tennessee repealed its state inheritance and estate taxes years ago.
You may still need to file a final income tax return for your parent.
Only estates above $13.6 million (2025 federal threshold) owe federal estate tax.

Keep clear records — the probate court and IRS will both want them.

6. Selling the Inherited Home in Nashville

Once probate is opened and title is clear, it’s time to sell.

Work with a REALTOR® experienced in probate and estate sales.
Disclose that it’s an estate sale (“Estate of John Smith”).
Buyers often ask who can legally sign — your Letters Testamentary prove that authority.
All proceeds go into the estate’s bank account until probate closes.

If the home is older or needs work, consider marketing it to investors or builders, who often pay cash and close quickly.

7. How the Sale Proceeds Are Divided

After closing costs, debts, and taxes are paid:

If there’s a will, distribute proceeds as written.
If no will, Tennessee law gives the spouse at least one-third and divides the rest among children.

If siblings disagree, mediation can save time and cost before it escalates in court.

8. Common Mistakes to Avoid

Selling or accepting offers before probate opens
Letting insurance lapse before closing
Not maintaining the property — damage reduces value fast
Forgetting to track every expense paid by the estate

A seasoned Nashville agent can coordinate with your attorney to prevent these issues.

Frequently Asked Questions About Inheriting a Home in Tennessee

Can you sell a house before probate in Tennessee?

No — not legally. The property must go through probate before ownership can transfer. You can prepare the home (clean out, repair, get valuations), but you can’t close until the court grants Letters Testamentary or Letters of Administration.

How long does probate take in Nashville or Davidson County?

Most cases take 3 to 9 months, depending on complexity and whether all heirs agree. Contested estates can take longer, especially if multiple properties or debts are involved.

Do you have to pay taxes when selling an inherited home in Tennessee?

There’s no state inheritance tax in Tennessee.
However, you may owe capital gains tax on any profit since your parent’s death. The good news is you get a stepped-up cost basis — meaning your taxable gain is based on the home’s market value at the time of death, not what your parent originally paid.

What if my siblings don’t agree on selling the house?

You can’t sell without all heirs signing off. If one heir refuses, the executor can request the court’s approval to sell. Mediation is often faster and cheaper than litigation — a good probate attorney can help resolve disputes.

Do I need a real estate agent to sell an inherited home?

Technically no — but practically, yes.
A local Nashville REALTOR® familiar with probate transactions can:

Help you price the home correctly
Manage court timelines
Handle showings and negotiations
Coordinate with attorneys and title companies

It’s one of those cases where professional guidance prevents expensive mistakes.

Who pays for repairs or cleaning on an inherited house?

Expenses like cleaning, maintenance, and basic repairs are paid from estate funds, not individual heirs. Keep receipts for reimbursement if you front costs personally.

Get Local Help From a Nashville Probate Real Estate Agent

Probate timelines in Tennessee can take months, but you don’t have to navigate it alone.
If you’ve inherited a home in Nashville, Franklin, Lebanon, Gallatin, Dickson or any surrounding Middle Tennessee area, I can help you understand your options — from valuation to listing to closing.

I’m Nashville Nate — spotlighting the city’s growth, grit, and what’s worth knowing when life changes.

📞 (615) 401-3279
📧 nate@nashvillenatehomes.com
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