Inheriting a home in Boston is one of those moments where emotion and responsibility collide. You’re grieving, juggling family opinions, and suddenly faced with decisions about a property you didn’t plan on owning. And because we’re in Massachusetts, the process comes with its own set of rules, taxes, timelines, and potential hurdles — especially if probate is involved.
If you’re feeling overwhelmed or unsure where to begin, you’re in the right place. I’ve helped families throughout Boston, Westwood, Dorchester, Newton, Hingham, and across Massachusetts navigate this exact situation, and there’s a clear path to get through it without stress, drama, or costly mistakes.
Below is the breakdown you actually need — simple, factual, and geared toward helping you move forward confidently.
Step 1: Determine Whether the Property Must Go Through Probate
In Massachusetts, most inherited homes must pass through probate unless the owner planned ahead with tools like a trust or joint tenancy. Probate isn’t always complicated — but it does slow things down.
Here’s what matters:
- With a will: The executor manages the estate under court supervision.
- Without a will (intestate): The court appoints a personal representative.
- Timeline: Probate in MA typically lasts 6–12 months, but it can be shorter for voluntary administrations or longer if there are disputes.
- Selling during probate: Yes, you can sell the home, but it may require court approval depending on the estate setup.
Pro Tip: Talk to a probate attorney early. It protects you from mistakes and keeps the process moving.
Step 2: Understand Your Tax Situation — Massachusetts Is Different
Here’s where things get interesting.
No Inheritance Tax in Massachusetts
Unlike many states, MA does NOT tax inheritances. Good news.
But there is a Massachusetts Estate Tax
If the estate is worth over $2M (as of 2023), the estate may owe tax before assets can be distributed.
This doesn’t usually stop a home sale, but it can impact timing and proceeds.
Capital Gains? Often Minimal
When you inherit a property, you receive a step-up in basis — meaning the property’s tax basis resets to the fair market value at the time of death.
Example:
- Mom bought it in 1980 for $50,000
- Home value at time of passing: $750,000
- You sell for $760,000
→ You likely owe capital gains on only $10,000, not $710,000.
This alone saves families huge amounts of money.
Step 3: Decide What You Want to Do With the Property
Most people fall into one of three categories:
Option 1: Sell the Home (Most Common)
Many families choose to sell because they:
- Don’t want to be landlords
- Live out of state or far from Boston
- Want to settle the estate quickly
- Don’t have the funds to renovate or maintain the property
A traditional sale gets you the highest price if the property is in solid shape and you have time for showings, repairs, and the open market.
Option 2: Keep It as a Rental
This can be great for long-term wealth, but…
Managing a rental in Boston — especially if multiple heirs are involved — can get complicated fast.
Also consider:
- Property condition
- Lead paint requirements
- Tenant rules in Massachusetts
- Emotional load (yes, this matters)
Option 3: Sell the Property As-Is to a Direct Buyer
If the home needs a lot of work, has decades of deferred maintenance, or probate is dragging, selling to a direct “as-is” cash buyer might be smarter.
Benefits:
- No repairs
- No showings
- Faster closing
- No uncertainty
I run Gaeta Properties as both a licensed broker and a direct homebuyer, which gives families flexible options depending on their needs — something most agents can’t offer.
Step 4: Prepare the Home for Sale (Traditional Sale Route)
If you’re going the traditional listing route, here’s what matters most in Boston:
1. Clean out and depersonalize
Not always easy emotionally — but it boosts buyer appeal.
2. Light repairs & cosmetic improvements
Fixing simple things (peeling paint, minor plumbing leaks, broken fixtures) helps massively.
3. Accurate pricing
Inherited homes often have sentimental “value inflation.”
A realistic market price prevents stagnation and bidding issues.
4. Know the neighborhood dynamic
Boston buyers vary dramatically depending on whether you’re in Dorchester, West Roxbury, Cambridge, Quincy, or the South Shore.
Proper positioning here means more eyes and better offers.
Step 5: Avoid the 3 Most Common (and Costly) Mistakes Inherited Owners Make
- Letting emotions delay decisions
Holding the house for 6–12 months can cost thousands in taxes, insurance, utilities, and maintenance. - Skipping the probate process
You could enter a contract you legally can’t execute — and get sued. - Choosing the wrong selling strategy
If the home needs $100K+ in updates, the traditional market might not be your best route.
Step 6: Choose the Best Path Forward for Your Family
Every inherited property situation is unique.
Your family dynamic, the home’s condition, your timeline, your distance from the property — all of that matters.
As someone who’s helped families across Massachusetts deal with inherited properties in every condition imaginable — pristine, neglected, hoarded, or halfway through a renovation — I can help you map out your best path forward without pressure or sales tactics.
Sometimes the best move is a full-market listing.
Sometimes it’s an off-market, as-is cash sale.
Sometimes it’s a hybrid approach.
Either way, you deserve clarity before making any major decisions.
Final Thoughts & How I Can Help
If you’ve inherited a home in Boston or anywhere in Massachusetts, you don’t have to figure this out alone.
I can walk you through:
- What the property is worth today
- Whether it should (or shouldn’t) be listed
- What probate steps still need to happen
- The cleanout, repair, and prep process
- A direct cash offer option (if you want something fast or as-is)
You’ll get honest advice, a clear strategy, and zero pressure — just real help when you need it most.
👉 If you want clarity on your inherited property, reach out at Edward@GaetaProperties.com