You just inherited a house in Ohio. Now you’re staring down probate fees, attorney bills, and months of legal limbo—all while the property sits empty, racking up taxes and utilities.
I’m Mike Wall. I’ve been buying and selling Ohio real estate for 25 years. I’ve closed over 1,700 transactions, and I can tell you this: probate is legal, but it’s slow, expensive, and exhausting.
Most families don’t realize there’s a faster way out—one that skips the court drama, avoids the listing circus, and puts cash in your hand in days, not months.
Let me show you both paths. Then you decide.
The Two Roads: Probate + List vs. Cash Offer
Here’s what I see every time a family calls me about an inherited property:
| The Hard Way | The EZ Sell Way |
|---|---|
| File with probate court ($200–$250) | No court filing needed |
| Hire probate attorney ($2,000–$10,000+) | No attorney required |
| Pay executor fees (4% of first $100k, then scaled) | No executor fees—I buy direct |
| Appraisals, bonds, publication fees ($500–$3,000) | Zero appraisal or bond costs |
| Wait 6–12 months for probate to close | Close in 7–14 days |
| List the house, pay 6% realtor commission | No commission, no listing |
| Make repairs, stage, show the house | Sell as-is, no repairs |
| Hope for a buyer. Maybe get one. Maybe not. | Guaranteed cash offer |
Bottom line: The traditional route can eat 10–15% of your home’s value before you see a dime. My way? You keep more, and you’re done faster.
Let Me Break Down the Real Numbers
Let’s say you inherited a house in Dayton worth $200,000. Here’s what the “legal way” costs you:
Probate + Traditional Sale Costs:
- Probate court filing: $250
- Probate attorney: $3,500 (conservative flat fee)
- Executor fees: $7,000 (4% of first $100k = $4,000, plus 3% of next $100k = $3,000)
- Appraisal + bond + notices: $1,200
- Realtor commission (6%): $12,000
- Utilities, taxes, insurance (8 months avg): $4,000
Total cost: $27,950
Net to you: $172,050
Now here’s my way:
EZ Sell Cash Offer:
- My offer: $175,000 (fair, as-is price)
- Your closing costs: $0
- Your timeline: 10 days
Net to you: $175,000
You walk away with more money and zero stress. No probate court. No listing agent. No showings. No waiting.
Real Story: The Jensons in Kettering
Last year, I got a call from Eric. His mom passed away and left him a house in Kettering—older ranch, deferred maintenance, dated kitchen. Tom lived in Colorado. He had no interest in flying back every month to deal with contractors, realtors, and probate hearings.
The Problem:
The probate attorney quoted him $4,500. The executor fees were going to be another $6,000. The house needed $15,000 in updates to list properly. And the realtor wanted 6% off the top.
The Solution:
I met Tom at the house. Walked it with him. Made him a cash offer that afternoon: $148,000 as-is. No repairs. No commissions. No probate circus.
He accepted. We closed in 9 days.
Tom’s words:
“I thought I’d be stuck in probate hell for a year. Mike gave me a fair number and handled everything. I was done in a week and didn’t spend a dollar out of pocket. Exactly what I needed.”
What Ohio Probate Actually Costs (Because You Should Know)
I’m not here to trash the legal system. Probate exists for a reason. But you need to know what you’re signing up for.
Probate Court Costs
Filing fees run $200–$250 in most Ohio counties. Add another $100+ for certified copies, letters of authority, and admin paperwork.
Probate Attorney Fees
Ohio probate attorneys charge one of three ways:
- Hourly: $150–$300/hour (can snowball fast)
- Flat fee: $2,000–$10,000 depending on complexity
- Percentage of estate: 2–4% of total value
For a $300,000 estate, you’re looking at $6,000–$12,000 in legal fees alone.
Executor Fees (Set by Ohio Law)
Per the Ohio Revised Code, the executor (personal representative) gets paid:
- 4% of the first $100,000
- 3% of the next $300,000
- 2% of the next $600,000
- 1% of anything above $1,000,000
So on a $500,000 estate:
- $4,000 (first $100k)
- $9,000 (next $300k)
- $2,000 (final $100k)
= $15,000 in executor fees
Even if you’re the executor, that money comes out of the estate—not your pocket—but it still shrinks what the heirs get.
Miscellaneous Costs
- Appraisals: $300–$2,500 (depending on property type)
- Bond premiums: $100–$300/year (if required by the court)
- Publication fees: $50–$150 (legal notices)
- Postage, filings, misc: $50–$200
Add it all up, and you’re hemorrhaging cash before you even think about selling the house.
Ways to Cut Probate Costs (If You Go That Route)
If you’re committed to the traditional process, here’s how to trim the fat:
1. Use Ohio’s Simplified Probate (If You Qualify)
If the estate is under $100,000 (for surviving spouses) or $35,000 (for others), you can file a Release from Administration under ORC § 2113.03. This skips full probate and saves thousands.
2. Negotiate Attorney Fees
Don’t accept the first quote. Some attorneys will work for a flat fee on straightforward estates. Get three quotes.
3. Avoid Bonds If Possible
If the will waives the bond requirement, the court usually honors it. That saves you $100–$300/year.
4. DIY (Only If It’s Simple)
If there’s no real estate, no debts, and everyone agrees, you might be able to file yourself. But one mistake can cost you more than the attorney would have.
My take after 1,700 deals? Unless the estate is tiny and clean, pay the attorney. The risk isn’t worth the savings.
Time vs. Money: What This Really Costs You
Here’s the part most people miss: probate isn’t just about the fees.
It’s about the months you’re stuck paying:
- Property taxes
- Homeowners insurance
- Utilities (even if vacant)
- Lawn care and maintenance
- HOA fees (if applicable)
On a $200,000 house, you’re burning $400–$600/month just keeping the lights on. Over 8 months of probate? That’s another $3,200–$4,800 gone.
Then you list it. Another 2–4 months of showings, inspections, appraisals, buyer financing delays.
You’re looking at a year or more before you close.
Or you call me. I make you an offer this week. We close in 10 days. You move on.
Why I Do This (And Why It Works)
I’ve been in Ohio real estate since 2000. I’ve bought houses in probate, foreclosure, divorce, you name it. I know what properties are worth, and I know what it takes to fix them and resell them.
When I make you an offer, I’m not low-balling you. I’m giving you a fair price for a fast, clean exit. I take on the risk, the repairs, the holding costs. You take the cash and walk.
No contingencies. No appraisal gaps. No buyer backing out at the last minute because their lender got cold feet.
I’ve done this 1,700+ times. I know how to close fast and clean.
The Bottom Line
Look—probate is legal. It’s necessary in some cases. But it’s not your only option.
If you want to go the traditional route, hire a good probate attorney, brace yourself for 6–12 months of paperwork, and be ready to spend 10–15% of your home’s value on fees, commissions, and holding costs.
Or you can call me. I’ll give you a fair cash offer, close in days, and you’re done.
No probate court. No realtor. No repairs. No stress.
After 25 years and 1,700 transactions, I’ve learned this: the “right” way isn’t always the smart way. Sometimes the smartest move is the one that gets you paid and gets you peace of mind.
Would you like me to run the numbers on your property today?
FAQ: How Much Does Probate Cost in Ohio? An In-Depth Guide
1. What is probate?
Probate is the court-supervised process of validating a will, paying debts and taxes, and distributing assets to heirs. In Ohio, it’s overseen by the county probate court where the deceased lived.
2. How much does probate cost in Ohio?
Total probate costs typically run $10,000–$30,000+ depending on estate size. This includes court filing fees ($200–$250), attorney fees ($2,000–$10,000+), executor fees (4% of first $100k, then scaled), and miscellaneous costs (appraisals, bonds, notices).
3. How long does probate take in Ohio?
Most probate cases take 6–12 months. Complex estates with disputes can drag on for years.
4. Can I sell an inherited house without going through probate?
Not legally—unless the property was in a trust or had transfer-on-death designation. But you can sell it fast once you’re appointed executor. That’s where I come in.
5. How are executor fees calculated in Ohio?
Per Ohio Revised Code, executor fees are:
- 4% of the first $100,000
- 3% of the next $300,000
- 2% of the next $600,000
- 1% of amounts over $1,000,000
6. What’s a “Release from Administration” in Ohio probate?
It’s a simplified probate process under ORC § 2113.03 for small estates (under $100k for spouses, $35k for others). It skips full probate and saves time and money.
7. Do I have to use a probate attorney in Ohio?
No, but it’s smart. DIY probate is risky unless the estate is tiny and uncontested. One mistake can cost more than the attorney.
8. What’s the advantage of selling to a cash buyer like EZ Sell?
Speed, certainty, and savings. No repairs, no commissions, no listing stress. I close in 7–14 days and you keep more of your equity.
9. How much can I save by selling for cash instead of listing?
On a $200,000 house, you’ll save $12,000 in realtor commissions, plus $3,000–$5,000 in holding costs, repairs, and staging. You also close faster and avoid months of uncertainty.
10. Does selling for cash mean I’m getting lowballed?
Not if you’re working with a pro like me. I pay fair market value for as-is condition. You’re trading top-dollar (after months of costs and risk) for fast cash and certainty.
11. What happens to property taxes and insurance during probate?
The estate is responsible. These bills keep coming even while the house sits empty—often $400–$600/month.
12. Can I sell the house while probate is still open?
Yes, once you’re appointed executor and get Letters of Authority from the court. You don’t have to wait for probate to close.
13. Where can I learn more about probate costs in Ohio?
Talk to a probate attorney, visit your county probate court website, or check the Ohio State Bar Association. Or just call me—I’ll walk you through it in plain English.