Selling inherited land in Pennsylvania
You can sell inherited land in Pennsylvania once the right person has authority to sign the deed. Whether that takes full probate depends on Pennsylvania's rules, the will, and the size of the estate.
Request an offerPennsylvania's small estate rules
In Pennsylvania, the small estate process generally does not transfer land, so heirs of vacant land usually need probate or another court step first.
The threshold: Orphans' court can settle an estate on petition when gross personal property does not exceed $50,000, not counting real estate.
The small-estate petition excludes real estate from its value test and does not move title to land. Heirs need regular estate administration (letters or probate) to transfer real property.
Law: 20 Pa.C.S. 3102. Confirm current figures with the probate court.
Steps to sell inherited land in Pennsylvania
- Find the will, if there is one, and the deed or tax bill showing the parcel.
- Ask the probate court or an attorney which path applies: full probate, a small estate process, or another filing.
- Get written proof of who can sign, such as letters from the court. The title company will ask for it.
- If several heirs inherited the land, agree on the sale and the split in writing. See selling land owned by several heirs.
- Ask for a cash offer and compare it with a listing. Taxes and loans are paid from the sale at closing.
Taxes when you sell
Inherited land usually gets a stepped-up basis: its value on the date of death. If you sell close to that value, the taxable gain may be small. Our capital gains guide explains it. Ask a CPA about your numbers.
Pennsylvania land at a glance
- Average farm real estate value: $8,700 per acre (2026, USDA).
- Average property tax on farmland: about $41.94 per acre per year (2022 Census of Agriculture).
- Transfer tax: State realty transfer tax of 1% of value, plus a local tax, usually 1%, but 3.578% in Philadelphia and 4% in most of Pittsburgh. Local rates differ in some other places too, so ask the county recorder of deeds for the total.
- Seller disclosure: Pennsylvania's Residential Real Estate Transfers Law applies only to transfers of one to four residential dwelling units and expressly exempts transfers of unimproved real property. A contract to sell a building lot without community sewage must say so and say a sewage permit is needed (Sewage Facilities Act 7.1).
These are statewide averages, not an appraisal. See selling land in Pennsylvania for county values, or try the land value estimator.
How a cash sale handles this
Liberty Acres is a family-owned cash land buyer. We buy land anywhere in the US, in any condition, including land with back taxes, inherited land and land with no road access. We pay back taxes and all closing costs, use no agents and charge no commissions, and close through a title company, escrow company or real estate attorney who pays you by wire or check.
Common questions
Do I need probate to sell inherited land in Pennsylvania?
In Pennsylvania, the small estate process generally does not transfer land, so heirs of vacant land usually need probate or another court step first. The small-estate petition excludes real estate from its value test and does not move title to land. Heirs need regular estate administration (letters or probate) to transfer real property.
Who signs the deed when inherited land in Pennsylvania is sold?
The person with legal authority: usually the personal representative named by the court, or the heirs once title has passed to them. The title company confirms who must sign.
Do I pay tax when I sell inherited land?
Possibly, on gain above the stepped-up basis, which is generally the value on the date of death. See our capital gains guide and ask a CPA.
Sources
- Pennsylvania small estate law: 20 Pa.C.S. 3102
- USDA NASS Land Values 2026 and 2022 Census of Agriculture
State rules last checked 2026-10-10. This is general information, not legal or tax advice. Rules vary by state, so talk to a local attorney or CPA about your situation.