What should you do first after inheriting a house in Greenbrier County, WV?
Start by opening the estate with the Greenbrier County Commission’s Office of the Fiduciary Supervisor in Lewisburg, then secure and insure the house before you make any decision about selling. West Virginia has no inheritance or estate tax, so the big questions are who has authority to sign, what the home is worth today, and whether keeping, renting or selling fits your family best. A local closing attorney handles the deed and settlement when you’re ready.
Few phone calls are harder than the one about Mom’s or Dad’s house.
And whether the home is in Lewisburg, White Sulphur Springs, Ronceverte or out a country road in Greenbrier County, the questions that follow sound almost the same every time. Where do I even start? Do I have to sell? Who gets to decide? What happens if my brother lives in Ohio?
The good news is that the process is more manageable than it feels in that first week. You don’t have to have every answer right away. You just need to take the steps in the right order.
As REALTORS® serving sellers throughout the Greenbrier Valley, we walk people through this more often than you might think. Here’s the order we suggest, and what each step looks like here at home.
Step One: Open the Estate and Protect the House
Before anyone talks about listing, someone has to be given the legal authority to act for the estate.
In Greenbrier County, that happens through the Office of the Fiduciary Supervisor, part of the Greenbrier County Commission at the courthouse on Court Street in Lewisburg. Estates are opened by appointment (304-647-6689), and you’ll want to bring:
- The original death certificate
- The original will, if there is one (a copy isn’t accepted)
- A list of the heirs or beneficiaries, with addresses
- Your photo ID
- A surety bond, if there’s no will and more than one heir
The county says filing fees generally run about $75 to $275, set at your appointment. If the estate is complicated, a Fiduciary Commissioner may be assigned to help see it through. And the Fiduciary Supervisor’s office can’t give legal advice, so many families also bring in an estate attorney early.
Once the estate is open, a notice goes out to creditors. In West Virginia, creditors generally have 60 days after that notice is first published to file claims. That window is one reason we tell families not to rush a sale in the first month.
While the paperwork moves, look after the house
A home that sits empty needs a little attention.
- Call the homeowners insurance company. Many standard policies limit coverage once a home is vacant for a stretch of time. Ask what’s covered and whether you need a vacant-home policy.
- Keep the utilities on. Winter in the Greenbrier Valley is hard on empty houses. Frozen pipes are the most common surprise we see.
- Change the locks or collect the keys. Know who can get in.
- Keep paying the property taxes and any mortgage. A mortgage doesn’t disappear at death, and missed payments only add stress later.
We covered more on insurance costs in our post on what buyers in Lewisburg and the Greenbrier Valley should plan for with home insurance, and many of the same factors apply to an inherited home.
Step Two: Decide Together Whether to Sell, Keep or Rent
This is the step that carries the most emotion. It’s also the one where families most often get stuck.
Here’s how the three choices usually play out:
- Keep it. Someone moves in or uses it as a second home. This works best when one person clearly wants it and can carry the costs, or can buy out the other heirs.
- Rent it. The house brings in income, but someone has to be the landlord, handle repairs and agree on how the rent is split. If you’re weighing this, our post on renting your home instead of selling in Lewisburg walks through the questions to ask first.
- Sell it. The estate is settled cleanly, and each heir gets their share. For siblings spread across several states, this is often the simplest path.
One question we hear people ask online stuck with us: if you had the home’s value in cash today, would you choose to spend it on this exact house? It’s a fair way to separate the memories from the money.
Who has to sign?
This surprises a lot of families. Who can sign the sale paperwork depends on the will. If the will gives the executor the power to sell real estate, the executor can usually handle it. If it doesn’t, or if there’s no will, every heir may need to sign the deed. Your closing attorney will confirm exactly who needs to sign before you list, so there are no surprises at the closing table.
If one heir lives out of state, that’s fine. Papers can often be signed remotely and notarized where they live.
Step Three: Know the Numbers Before You Decide
Once everyone is ready to talk about selling, it helps to see the real picture.
Through September, the median sale price for a home in Greenbrier County was about $215,000 this year, based on our local MLS data. Homes have been taking a median of about 92 days to sell, and buyers have more choices than they did a year or two ago. That doesn’t mean an inherited home won’t sell well. It means pricing and preparation matter.
Costs to plan for
When you sell, these are the usual seller-side costs in Greenbrier County:
- Transfer tax, about $7.70 per $1,000 of the sale price plus $20. On a $215,000 sale, that’s roughly $1,676.
- Deed preparation by the closing attorney, often around $750
- The attorney’s closing fee, often around $150
- Recording fees and any payoff of a remaining mortgage
- Real estate taxes, prorated for the calendar year
- Real estate brokerage compensation, as agreed in your listing agreement. Any compensation offered to a buyer’s agent is negotiable and set by you as the seller.
Every attorney’s fees differ, so treat these as estimates.
Taxes worth asking your CPA about
West Virginia doesn’t charge an inheritance or estate tax. Federal rules generally “step up” an inherited home’s tax basis to its value at the date of death, which can shrink or wipe out capital gains if you sell soon after. And if an heir lives outside West Virginia, the closing attorney may need to withhold part of their share at closing, generally the lesser of 2.5% of the net proceeds or the capital gains rate on the gain.
These rules have details and exceptions. Please talk with your CPA before you sign anything.
What you’ll need to disclose
West Virginia doesn’t require a standard seller disclosure form. But sellers must disclose known structural or mechanical defects, if methamphetamine was ever produced in the home, and if a murder or suicide occurred on the property. Homes built before 1978 also need the federal lead-based paint disclosure.
As an heir, you may not know the home’s full history. That’s okay. You disclose what you know, and a pre-listing inspection can help fill in the gaps.
Getting the house ready
Most inherited homes don’t need a full remodel to sell. Cleaning out, a fresh coat of paint and handling small repairs usually do more than a big project. If the home is in the country, have well, septic and survey records handy if you can find them. Buyers here ask about them early. Our post on pricing your home to sell in Lewisburg explains how we think about pricing when a home needs some updating.
Planning Ahead for Your Own Home
If you’ve just been through this with a parent, you may be thinking about your own home next. That’s a kind gift to your family.
West Virginia allows transfer-on-death deeds, which let real estate pass to the people you name without going through probate for that property. A living trust is another option. An estate planning attorney can help you choose what fits. And if you’re thinking about downsizing while you’re at it, our post on why homeowners are choosing to downsize is a good place to start.
Inherited Home Questions We Hear Most Often
Do I have to sell an inherited house in West Virginia?
No. Heirs can keep, rent or sell an inherited home. If several heirs share it and can’t agree, an attorney can explain the options, but most families work it out with clear numbers in front of them.
Is there an inheritance tax in West Virginia?
No. West Virginia does not charge an inheritance tax or an estate tax. Federal capital gains rules can still apply when you sell, so talk with your CPA.
Where do I open an estate in Greenbrier County?
Estates are opened through the Office of the Fiduciary Supervisor with the Greenbrier County Commission at the courthouse in Lewisburg. Call 304-647-6689 for an appointment and bring the original death certificate and original will.
How long does probate take before I can sell?
Many estates take several months to a year to settle. Creditors generally have 60 days after the notice of administration is first published to file claims, and your attorney will tell you when the house can be listed.
Can I sell a house that’s still in my parent’s name?
Often, yes, once someone has legal authority to sell. That may be the executor, if the will gives them that power, or all of the heirs together. The closing attorney confirms who must sign the deed.
What if one of the heirs lives out of state?
They can usually sign documents remotely and have them notarized where they live. West Virginia may require the closing attorney to withhold part of a nonresident heir’s share at closing, so that heir should check with a CPA.
Should I fix up my parent’s house before selling?
Usually only the basics. Cleaning out, paint and small repairs tend to pay off better than large renovations, especially for older homes in today’s Greenbrier County market.
Do I have to disclose problems I didn’t know about?
You disclose what you know. In West Virginia, that includes known structural or mechanical defects, meth production and any murder or suicide on the property, plus lead-based paint for homes built before 1978.
We’re Here to Help You Take the Next Step
Inheriting a home is about more than a house. It’s family, memories and a lot of decisions arriving at once. Taking it one step at a time… estate first, house protected, then a clear look at the numbers… makes it much easier on everyone.
If you’ve inherited a home in Lewisburg, White Sulphur Springs, Ronceverte or anywhere in the Greenbrier Valley, we’d be honored to help. Wondering what the home would sell for, and what you’d walk away with? Give us a call at 304-503-3445 or email kerry.baldwin@gristrealestate.com for a free home analysis… we run the numbers, you make the move. We’ll answer your questions at your pace, and connect you with trusted local professionals when you need them.
Guiding You Home.
Byron Rausenberger & Kerry Baldwin | REALTORS® | Lewisburg, WV Real Estate Experts
Byron Rausenberger and Kerry Baldwin are full-time REALTORS® with Grist Real Estate Associates, serving Lewisburg, WV, and the greater Greenbrier Valley, including Greenbrier, Monroe, Summers, and Pocahontas Counties.
They specialize in residential homes, land, farms, commercial properties, and luxury retreats throughout Southern West Virginia. Known for strong negotiation, strategic marketing, and clear communication, they guide buyers and sellers through every step of the process with confidence and precision.
For those searching for the best real estate agents in Lewisburg, WV, relocating to West Virginia, or exploring homes with acreage in the Greenbrier Valley, Byron and Kerry provide trusted local expertise rooted in deep community involvement and market knowledge.
They maintain 100% five-star reviews on Realtor.com, reflecting consistent client satisfaction and a commitment to professional, results-driven service.
From first-time buyers to experienced investors, their focus is simple: help clients make smart real estate decisions that align with their goals and lifestyle.
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Byron, Kerry and Grist Real Estate Associates, Inc. are not tax or legal advisors. Consult your CPA or attorney about your specific situation.
The information shared here is for educational purposes only and reflects local market conditions at the time of writing. It should not be considered financial or investment advice. For guidance specific to your situation or local market, contact Byron and Kerry directly. They’re always happy to help you understand what it means for you.
