1. Start with the Legal Process & Probate

In Oregon, any inherited property must pass through probate unless it’s a small estate (under $275K) or held with a Transfer‑on‑Death deed. The executor needs court approval before selling or transferring title

In Washington, probate is required if there’s no trust or joint ownership. Executors can typically initiate a sale even during probate

2. Understand Estate & Inheritance Taxes

• Oregon has no inheritance tax, but estates over $1M are subject to state estate tax ranging from 10%–16% smartasset.com.
  
  
• Washington doesn’t tax inheritance but does impose an estate tax, with a top rate of ~20% webuybend.com+10harlowwealth.com+10skinnerlawpdx.com+10.
  
  

Both states follow the federal estate exclusion rule (~$13.99 M in 2025) investopedia.com+1smartasset.com+1.

3. Tax Breaks: Capital Gains & Stepped‑Up Basis

• Nationwide, heirs get a “stepped-up basis,” meaning gains are calculated from the value at time of inheritance, not the original purchase. Sell quickly to avoid capital gains reibrandedhomebuyer.com+2bridgetownhomebuyers.com+2smartasset.com+2.
  
  

You could also live in the home for 2+ years to qualify for the primary residence exclusion before sale smartasset.com.

4. Choose Your Next Step

Option                                                Consideration

Keep and Move in                              New residents in inherited home get capital gains relief due to stepped-up basis.

Rent it out                                        Creates long-term income. Washington allows 1031 exchanges; Oregon has similar options 

Quick Sell to cash buyer                  Avoid probate delays, repairs, and multiple heirs negotiations

5. Deal with the Home Itself

• Conduct an estate sale or declutter (e.g. Seattle’s Keller Williams suggests seven steps to estate sales) .
  
  
• Prepare for needed repairs—roofs, wiring, etc.—or let the buyer handle "as-is" sale reibrandedhomebuyer.com.
  
  

6. Create a Clear Timeline

• In Oregon, selling can take 3–6 months depending on probate and property condition reibrandedhomebuyer.com+7webuybend.com+7reibrandedhomebuyer.com+7.
  
  
• In Washington, probate sales often can close within weeks after getting court approval reibrandedhomebuyer.com.
  
  

7. Work with Professionals

• Probate attorney: To manage court filings, deeds, estate taxes.
  
  
• Tax advisor: To help maximize deductions using stepped-up basis and capital gains strategies.
  
  
• Real estate expert or reputable cash buyer: To assist with quick sale, staging, or managing tenant transitions.

  
  Call Kingdom Key Home Buyers for more help!