What will the estate actually net?
The highest price and the highest net are rarely the same number on an inherited house. Put your figures in and see both paths side by side — repairs, commission, cleanout, and every month the house sits.
Run your own numbers
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What it would sell for in good condition.
Roof, HVAC, flooring, paint, plumbing.
Emptying a fully furnished house adds up fast.
Negotiable, but budget for both sides.
Title, transfer tax, prorations, concessions.
Taxes, insurance, utilities, yard, mortgage payment.
Include repair time, market time, and the buyer's loan.
Paid off at closing either way.
As-is, no repairs, no commission.
List with an agent — net to estate
$133,700
- Commission: $10,800
- Seller closing costs: $3,600
- Carrying cost for 6 months: $3,900
- Repairs and cleanout: $28,000
As-is cash sale — net to estate
$134,350
- No commission, no repairs, no cleanout
- One month of carrying cost: $650
- Payoff handled at closing: $0
At these numbers the cash sale nets about $650 more, mostly because repairs, commission, and 6 months of carrying cost come off a listed sale.
Estimates only, for planning. Actual costs vary by property, county, and contract. This is not legal, tax, or financial advice.
The costs families forget to count
- Cleanout. Emptying a house a person lived in for forty years is a dumpster, a crew, and several weekends.
- Carrying cost during repairs. The taxes, insurance, and utilities keep running while contractors schedule you.
- Buyer financing risk. A retail buyer's lender can require repairs the estate then has to make anyway.
- Concessions. What is agreed at contract and what survives the inspection are different numbers.
- Time split among heirs. Six extra months of hassle divided by four siblings is still six months.
Related Arkansas probate guides
Who pays the mortgage and taxes?
Carrying costs during probate, and what happens if nobody pays them.
Read the guideCan I sell before probate closes?
Often yes — here's what the court needs before a closing can happen.
Read the guideSiblings disagree about selling
Your options when heirs are split, including partition and buyouts.
Read the guideHow long does probate take in Arkansas?
Month-by-month timeline and the five things that drag an estate out.
Read the guideWant a real offer to plug in?
Send the address and we'll give you a written, no-obligation offer range within one business day. Then the calculator above stops being a guess.