← All articles · October 20, 2026 · By Justin Pollard, J.D., Managing Broker & CEO, Realty ONE Group Edge

Selling an Inherited Home in Rome, GA: A Step-by-Step Guide for Families

Inheriting a house in Rome, GA usually comes at one of the hardest times in a family's life. Along with the grief, there are questions: Who has the right to sell? Do we have to go through probate? What about taxes? This guide walks through the basics so you know what to expect before you list an inherited home in Rome or anywhere in Floyd County.

This article is general information, not legal or tax advice. Talk with a Georgia probate attorney and a tax professional about your family's situation.

Step 1: Find Out How the Home Was Titled

How you can sell depends on how your loved one owned the property:

• Sole owner with a will: The home usually goes through probate, and the executor named in the will handles the sale.
• Sole owner without a will: Georgia's intestacy law decides who the heirs are, and the court appoints an administrator.
• Joint ownership with right of survivorship: The surviving owner generally takes title outside of probate.
• Living trust: If the house was deeded into a trust, the successor trustee can often sell without going through the court.

A quick look at the recorded deed with the Floyd County Clerk of Superior Court, or a title search, tells you which situation you are in.

Step 2: Understand Probate in Floyd County

In Georgia, each county has its own Probate Court, and the estate is opened in the county where the person lived. For a Rome resident, that is the Probate Court of Floyd County.

Georgia offers two ways to probate a will:

• Common form: Faster, with less notice up front, but the will can still be challenged for up to four years.
• Solemn form: Heirs get formal notice first, and once the judge signs the order, the will is settled.

When the court appoints the executor, it issues Letters Testamentary (with a will) or Letters of Administration (without one). Those letters are what give someone legal authority to sign a listing agreement and a deed. Title companies and buyers' attorneys will ask to see them before closing.

Step 3: Protect the House While You Decide

A vacant home still needs care. Property taxes, insurance, utilities and lawn care keep coming due. A few smart moves:

• Call the homeowner's insurance company. Many policies limit coverage on a vacant home, so ask about vacancy coverage.
• Keep power and water on so the home can be shown and inspected, and keep pipes protected during cold snaps.
• Secure valuables and important papers, and change the locks if several people have keys.
• Keep paying the mortgage, if there is one, while the estate is settled.

Step 4: Know the Tax Basics

Georgia does not have a state estate tax or inheritance tax. At the federal level, most inherited property gets a "stepped-up" basis under IRS rules. That means the home's tax basis is generally its fair market value on the date of death, not what your loved one paid for it years ago.

In practice, if you sell soon after inheriting, there may be little or no taxable gain. That is why a written market valuation or appraisal close to the date of death is worth having. Your tax professional will want it.

Also note that the homestead exemption was tied to your loved one living in the home. Once it is no longer their residence, the exemption status can change, so check with the Floyd County Tax Assessors' office.

Step 5: Get the Family on the Same Page

The biggest delay in most inherited-home sales isn't paperwork. It's agreement. When several siblings or relatives inherit together, talk early about:

• Whether anyone wants to keep or buy out the home
• Whether to sell as-is or make repairs first
• How costs will be shared until closing
• Who will be the single point of contact

A clear plan keeps the sale moving and protects family relationships.

Step 6: Sell As-Is or Prepare the Home?

Many inherited homes in Rome are older houses that have been lived in for decades. You have options:

• Sell as-is: Clean it out, price it for its condition, and let buyers handle updates.
• Light refresh: Paint, flooring, landscaping and a deep clean can widen your pool of buyers.
• Pre-listing inspection: Knowing about the roof, HVAC or foundation up front can prevent surprises during the buyer's due diligence period.

The right choice depends on the home's condition, the estate's budget and how quickly the family wants to close. A local comparative market analysis shows what each path could mean for your bottom line.

How I Can Help

Selling a loved one's home is personal. I help Rome and Floyd County families price inherited homes, coordinate clean-outs and vendors, and work alongside your probate attorney so the sale fits the court's timeline. If you've inherited a home and aren't sure where to start, call or text me at (706) 685-6478. There's no pressure, just answers.

Justin Pollard, Pollard Property Solutions

Justin Pollard, J.D. · GA license #374145 · Realty ONE Group Edge, brokerage license #79426 · Office (706) 528-1000