Can you buy if the property is still in probate?

Yes. We can sign a conditional purchase agreement while probate finishes; the close happens once the personal representative has authority to convey title.

I live out of state. Do I need to fly in?

No. The title company supports remote notarization for Idaho probate conveyances. You sign from where you live; we wire proceeds to your account.

My siblings and I disagree on price. Can you help mediate?

We won't take sides on the family decision, but we will put a written offer in front of every heir so everyone is looking at the same number. The transparency tends to defuse fights.

What about belongings — furniture, paperwork, the contents of the garage?

Leave anything you do not want. We dispose of what is left after closing. Take what is meaningful; leave the rest.

How quickly can we close once probate clears?

7–14 days typically. The title work is usually already in motion by the time the court issues letters testamentary.

Am I represented by an agent in this transaction?

No. Back Forty Real Estate is a licensed Idaho brokerage purchasing this property for our own account. You are not represented by a real estate agent in this transaction. We recommend you have your own attorney review any offer.

Is the offer subject to financing?

No. Our offers are cash, with no financing contingency. The standard contingencies are clear title and a brief inspection.

Do I owe Idaho capital gains on the sale?

Inherited property gets a stepped-up basis at the date of death, which usually means little or no taxable gain. Your tax preparer or estate attorney is the right person to confirm for your specific case.

For sellers

Sell an Inherited Property in North Idaho

You inherited a property. We can take it off your plate, in cash, with the title company doing the heavy lifting.

Back Forty Real Estate is a licensed Idaho real estate brokerage (Idaho License #LC51038) purchasing your property for our own account as a principal. We are not acting as your real estate agent, and you are not represented by a real estate agent in this transaction. We recommend you have your own attorney review any offer before you sign.

We close in our own name — we are not a wholesaler reselling the contract to an out-of-state investor.
The title company handles probate paperwork and remote-signing for out-of-state heirs.
You do not need to clean, repair, or stage the home. Leave what is there.
We respect the time the family needs. The cash offer holds while you sort out the estate.

Get a cash offer on your home

Back Forty Real Estate and SOS House Partners share common ownership and operate together as the buying entity for cash purchases. To start your offer, you'll complete a short intake form on the SOS House Partners site — then we'll be in touch about your home.

Affiliated business arrangement disclosure

Back Forty Real Estate (Back Forty Real Estate Investments LLC, Idaho License #LC51038) and SOS House Partners are under common ownership — both are owned by Cole Turnbull, the principal broker. Because of this relationship, Back Forty Real Estate may refer your inquiry to SOS House Partners, and information you submit here will be shared with SOS House Partners to prepare your cash offer. There is no cost or fee to you for this referral or for receiving a cash offer; we do not charge you to make you an offer or to purchase your property. You are not required to use SOS House Partners or Back Forty Real Estate, and you are free to seek other buyers or list your property on the open market.

Inheriting a home is rarely a windfall — there are siblings to coordinate with, a probate court to satisfy, an empty house slowly losing value, and a property tax bill that does not pause for grief. We have bought inherited homes in Hayden where the owner lived in Seattle and never wanted to see the place again, and in Rathdrum where four siblings needed a clean split of the proceeds.

Back Forty Real Estate is a licensed Idaho brokerage. We buy inherited homes directly from the estate or from the heirs once probate clears. We work with the local title company that knows Idaho probate timelines and resolves them without surprises.

How it works

1
Tell us about it
Send the address and a rough description. Photos help but aren't required. The form takes about 90 seconds.
2
We send a cash offer
Within 48 business hours we email a written cash offer based on recent local comparables and the condition you described.
3
You close — when you're ready
Title work runs through a local company. Typical close is 7–14 days depending on title and any liens. You pick the closing date.

What we buy

Single-family homes in any condition — turnkey to gut-job.
Inherited properties, tired rentals, fixer-uppers.
Coeur d'Alene, Hayden, Post Falls, Rathdrum, Sandpoint and nearby.
Manufactured homes on owned land — case-by-case.
We typically pass on: HOA-restricted condos in active disputes, and active short-sale escrows.

See the full buying criteria →

Want a cash offer for this situation?

Send the address or parcel number — written cash offer within 48 business hours, no obligation.

Get a cash offer →Call (208) 660-6079 →

Where we work

Our office is in Coeur d'Alene, Idaho. We buy across 8 towns in Kootenai and Bonner counties — Coeur d'Alene to Sandpoint, Post Falls to Athol, and every back road in between.

Back Forty Real Estate Investments LLC
720 E. Lakeside Ave
Coeur d'Alene, ID 83814
(208) 660-6079

Coeur d'Alene, Kootenai Co.
Post Falls, Kootenai Co.
Hayden, Kootenai Co.
Rathdrum, Kootenai Co.
Sandpoint, Bonner Co.
Athol, Kootenai Co.
Spirit Lake, Kootenai Co.
Bayview, Kootenai Co.

Frequently asked questions

Can you buy if the property is still in probate?: Yes. We can sign a conditional purchase agreement while probate finishes; the close happens once the personal representative has authority to convey title.
I live out of state. Do I need to fly in?: No. The title company supports remote notarization for Idaho probate conveyances. You sign from where you live; we wire proceeds to your account.
My siblings and I disagree on price. Can you help mediate?: We won't take sides on the family decision, but we will put a written offer in front of every heir so everyone is looking at the same number. The transparency tends to defuse fights.
What about belongings — furniture, paperwork, the contents of the garage?: Leave anything you do not want. We dispose of what is left after closing. Take what is meaningful; leave the rest.
How quickly can we close once probate clears?: 7–14 days typically. The title work is usually already in motion by the time the court issues letters testamentary.
Am I represented by an agent in this transaction?: No. Back Forty Real Estate is a licensed Idaho brokerage purchasing this property for our own account. You are not represented by a real estate agent in this transaction. We recommend you have your own attorney review any offer.
Is the offer subject to financing?: No. Our offers are cash, with no financing contingency. The standard contingencies are clear title and a brief inspection.
Do I owe Idaho capital gains on the sale?: Inherited property gets a stepped-up basis at the date of death, which usually means little or no taxable gain. Your tax preparer or estate attorney is the right person to confirm for your specific case.

Ready to talk about your specific property?

Send the address. We'll send a written cash offer within 48 business hours.

Get a cash offer →More on selling a home →Call (208) 660-6079 →