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The Inherited Home Survival Guide.

What nobody tells you about selling your parents' house — without getting ripped off, fighting your siblings, or going broke. 150 pages. PDF, delivered the moment you finish checkout.

420 hrs avg. estate work
·
$12,616 avg. out-of-pocket
·
67.5% cash-offer median
A cash buyer's offer letter sitting on a kitchen table
$49 one-time · PDF
"Adult children settling a parent's estate spend an average of 420 hours over 18 months, with $12,616 in out-of-pocket costs." — Empathy.com, 2024 Cost of Dying Report (n=2,000)
"Cash investors target a median offer of 67.5% of After Repair Value — a $50K-$120K gap on a $400K home." — Clever Real Estate, 2024 Investor Survey (n=764)
Get the Survival Guide — $49
60-Day Refund Instant PDF Sibling Toolkit Included
The Numbers Nobody Hands You

What inheriting a house actually costs you, in hours and dollars.

Every figure in the book is independently source-verified. Here are the three that anchor everything else.

"The average adult settling a parent's estate spends 420 hours doing it over an 18-month stretch, and almost none of those hours involve anything they were prepared for in advance."

420 hrs
Average estate work, spread over 18 months
$12,616
Average out-of-pocket cost to the family
67.5%
Cash-investor median offer vs. ARV

Sources: Empathy.com 2024 Cost of Dying Report (n=2,000 Americans, partnered with Goldman Sachs) and Clever Real Estate's 2024 survey of 764 active residential investors, corroborated by a Drexel University study of 3,900 Philadelphia transactions.

On a $400,000 inherited home, the gap between a typical cash-buyer offer and a normal market sale runs $50,000 to $120,000. The book is $49.

If you're in the middle of this

You're Not Crazy. You're in one of the hardest stretches of adult life.

Someone you loved is gone. The casseroles in your fridge haven't gone bad yet. There's a house somewhere — maybe a town you haven't lived in since high school, maybe the one you're sitting in right now.

A cash buyer is already in your inbox. They got the obituary before you got the casseroles. They're offering to close in ten days.

The sibling who promised to help is not picking up the phone. The realtor your neighbor recommended has never done a probate sale before. The mail is starting to arrive, addressed to a person who isn't here.

You are not behind. You are exactly where everyone is at this point. Nobody trains you for this. The 420 hours, the $12,616, the eighteen months — that's the default. The people on the phone with you have done this a hundred times against your zero.

This book is the version of the next nine months you didn't have on day one.

Tyler — publisher of Steady
Publisher
About the Author

I'm Tyler. I'm the publisher.

I'm not a probate attorney. I'm not a realtor. I'm a publisher who has watched this same scene play out from too close a distance — three times in four years, with three different friends, in three different states.

Two of them out-of-state. One of them sold to a cash buyer in week three and is still upset about it two years later. None of them had a book like this on their kitchen table when the calls started coming.

So I built the one I wished they'd had. The Inherited Home Survival Guide is one hundred and fifty pages of the playbook nobody hands you with the death certificate.

The credibility part matters, so here it is up front. The chapters covering law and tax are fact-checked by a practicing real estate attorney before anything ships. The chapters on selling — the cash-buyer trap, the as-is decision, the realtor interview — are reviewed by a CPRES-credentialed probate-specialist realtor, the designation that matters in this niche. I name them on the copyright page once the reviews are final.

I'm also telling you what I'm not. I'm not your attorney. I'm not your CPA. There are points in this book where the answer is "stop reading and call a probate lawyer," and the book is honest about which points those are. Chapter 6 is half decision tree.

3
Friends in 4 Years
15
Chapters + Appendices
150
Pages, Plain Language
What This Book Is

A field manual for the next 90 days, focused on the house specifically.

A lot of pieces of a parent's estate can wait. Going through their clothes can wait. The Costco membership can wait. The final tax return can wait until April. The house is the one piece that has clocks running on it — property taxes, insurance, utilities, the IRS step-up basis window, and a quietly accumulating list of people who want to buy it from you for less than it's worth.

Four real paths for the house

Sell now, sell later, rent it, or keep it. The math on each, the family conversations that come with each, and the order to do things in so you don't accidentally close a door you wanted to keep open.

Organized to the timeline you're actually living

First week. First thirty days. The dead zone in the middle of probate. The months around the sale itself. You can read it front-to-back or jump straight to whatever is on fire right now.

Forty-plus phone scripts

Verbatim language for every call you have to make — the bank, Social Security, the IRS, the utility companies, the credit card companies, the pension administrator, the DMV. You read the script. They give you what you came for. You hang up.

What this book isn't

Not legal advice. Not tax advice. Not a grief book. It's the playbook a friend who's been through this twice would write down for you if they had a weekend free.

The 90-Day Arc

The book follows the timeline you're actually living.

First week. First thirty days. The dead zone in the middle of probate. The months around the sale itself. You read it in the order the calls come in.

1
Week 1
The first 48 hours
What you have to do this week
What you don't have to decide yet
Why the cash buyer knows your name
Chs. 1–2
read these tonight
2
Month 1
Days 3–30
Death certificates, frozen accounts
The date-of-death appraisal
Picking your path (sell / rent / keep)
Chs. 3–4
the procedural month
3
Months 2–3
The dead zone
The sibling conversation
When to call a probate attorney
Hiring a CPRES realtor
Chs. 5–7
the family chapters
4
Months 4–9
The sale + closing the estate
Step-up basis without the jargon
As-is vs. light repairs
Closing the estate, a year from now
Chs. 8–15
the sale and the tail

Where most readers start

Cash offer in inbox
read tonight
Ch. 2
Sibling won't pick up
read this week
Ch. 5 + Toolkit
Out-of-state executor
read this weekend
Chs. 3, 7, App. A
An honest note

Beta-reader testimonials are being collected now.

We could fill this page with five-star quotes from "Sarah, 54" and "Katie, 51." A lot of pages in this niche do exactly that.

We're not going to. The first edition of this book is in the hands of beta readers right now — adult children who recently inherited a home and agreed to read the manuscript and write back honestly. Their testimonials will be added here, with real names and real states, before paid traffic scales.

If you're one of the first 50 buyers, you get a 50% lifetime discount on any future Steady product in exchange for honest written feedback after you've read the book. Reply to your receipt email when you're ready.

Until then, the social proof on this page is the kind we can defend: the 420 hours, the $12,616, the 67.5%, and the Reddit voices of people who've actually been through this. Real numbers from real sources. No fake quotes from fake faces.

A sample of the voice

Day One in the Book

Chapter 1 opens this way. It's short on purpose. The rest of the book has work in it.

1
Open

"It's probably late. A parent died — recently enough that the casseroles in your fridge haven't gone bad yet. There is a house somewhere — maybe a town you haven't lived in since high school, maybe the one you're sitting in right now. Someone in your family has already asked what you plan to do with it."

2
Frame

"You don't know what you plan to do with it. That is why you bought this book. Before anything else: that's a reasonable place to be. Nobody trains you for this. You are not behind. You are exactly where everyone is at this point."

3
Separate

"What happened to your parent is grief. It does not respond to checklists. What's happening with the house is a project. It has steps. The mistake almost everyone makes is letting the two get tangled. The book is the project room. The grief room is somewhere else — just as important, but not what you bought this for."

4
Today

"You're going to want a list of ten things. Here's one. Order a date-of-death appraisal of the house. $400-$700. Seven to fourteen days. It locks in your stepped-up basis for tax purposes — the highest-ROI $500 you'll spend in this entire process. That's today's list. Tomorrow's list is in Chapter 3."

That's how Chapter 1 ends. Fourteen more chapters follow.

What's Inside

15 chapters and four appendices. About 150 pages.

The structure follows the timeline you're actually living — first week, first month, the dead zone in the middle of probate, then the months around the sale itself.

1
You Inherited a House. Now What?

The first 48 hours. What you have to do this week (very little). What you do not have to decide yet (almost everything). Why the cash buyer already knows your name.

2
The Cash Buyer Trap

The most important chapter in the book. The math on a typical cash offer: 67.5 cents on the dollar against ARV. On a $400K home, the gap is $50K-$120K. Plus the one phrase to memorize and the four scenarios where cash actually is the right call.

3
The First 30 Days

Death certificates (more than you think), accounts to freeze, mail to forward, and the appraisal that has to be ordered in the first thirty days or you'll owe capital gains on appreciation that happened before your parent died.

4
Picking Your Path

Sell now, sell later, rent it, keep it. A worksheet, not a sermon. The math on carrying costs over six months of a vacant inherited home.

5
The Sibling Conversation

The conversation that breaks more families than any other piece of this. How to have it, when to have it, what to say when your brother won't move out. The chapter readers re-read most.

6
When to Call a Probate Attorney

Half decision tree, half plain-language explanation. Scenarios where a $300 attorney consult saves you $30,000. Scenarios where you don't need one at all.

7
Hiring a Probate-Specialist Realtor

Most realtors have never done a probate sale. The ones who have hold the CPRES designation. What it means, why it matters, and how to interview one.

8
The Step-Up Basis (Without the Jargon)

The single most expensive piece of tax law most heirs have never heard of. Worked examples on a $400K home that show exactly how a tens-of-thousands-of-dollars mistake happens. Read before you sell.

9
Cleaning Out the House

Estate-sale companies. The dumpster math. The things to look for before the dumpster (savings bonds in the freezer is a real category). The digital cleanout almost nobody talks about.

10
As-Is vs Light Repairs

When $4,000 of paint-and-clean returns $25,000 at sale, and when it returns nothing. Open-market as-is discounts run 5% to 25% — the chapter walks you through where you actually fall.

11
If You're Renting It

The honest case for and against landlording an inherited home. The tax implications most people miss (you lose the step-up advantage if you hold). The property-manager interview if you go ahead.

12
If a Relative Is Living in the House

The aunt who took care of Dad. The brother who's been "between things" since 2019. The stepparent on the deed. Legal options, conversation scripts, and cash-for-keys math that almost always beats an eviction.

13
Closing the Estate

Final accounting. Final tax return. The paperwork that closes probate. The piece nobody tells you about — the year after the sale, when the 1099s show up.

14
The Stuff Nobody Warns You About

The HOA letter that arrives three weeks after the funeral. The auto-pay on Mom's Costco card still running. The small-claims court summons for a debt you never knew existed. A field guide to the surprises.

15
A Year From Now

The retrospective the book itself can't write. What three friends who've been through this told me they wish they'd known on day one.

A
40+ Phone Scripts

The single most-used asset in the book. Verbatim scripts for the bank, Social Security, the IRS, utility companies, credit card companies, the pension administrator, the DMV. Pressure-tested against real institutional language.

B
Realtor Interview Script

Ten questions for any realtor pitching for your listing. Tells you in fifteen minutes whether they've done a probate sale before or are making it up as they go.

C
Document Checklist (Printable)

Every document you need to gather, in the order you'll need them, with the agency that issues each one.

D
Decision Tree: When You Must Call a Probate Attorney

Six branches. Most readers don't need an attorney. Some readers desperately do. This page tells you which one you are.

The Price

$49. The cheapest part of this entire process, by a wide margin.

150-Page Playbook + Sibling Buyout Toolkit Included

The Inherited Home Survival Guide

Less than an hour of a probate attorney's time
$49
One-time payment. PDF delivered the moment you finish checkout.
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60-Day Refund

What's Included:

  • 15 chapters + 4 appendices — about 150 pages of plain-language playbook
  • 40+ phone scripts for every call you have to make (banks, SSA, IRS, utilities, DMV)
  • The 10-question realtor interview script — tells you in 15 minutes whether they've done a probate sale
  • The step-up basis chapter with a worked $400K example
  • The probate attorney decision tree — six branches, plain language
  • Printable document checklist in the order you'll need them
  • Fact-checked by a practicing real estate attorney and a CPRES-credentialed probate realtor
Included FREE Today

The Sibling Buyout Toolkit

$27 value — yours free at checkout, the most-shared asset in the playbook

· The Sibling Meeting Agenda
· "Who Gets What" Worksheet
· The Buyout Math Calculator
· Five Scripts for Hard Conversations
· Partition Action Reference Card
· "Difficult Sibling" Diagnostic

Most readers email the meeting agenda to their siblings before the conversation. No upsell page, no second click. It's there.

Get the Survival Guide — $49
60-Day Money-Back Guarantee

If the book doesn't help, email us within 60 days. We refund the $49. You keep the PDF. No form. No "tell us why." I'd rather refund someone who didn't get value than keep $49 of an inheritance that didn't need this book.

— Tyler, Steady

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Questions? Email tyler@inheritedhomesfl.com

Real voices from people in this exact spot

What people are actually saying in the corners of the internet where they're honest about this.

Verbatim quotes with usernames and source URLs. Pulled from the Reddit corpus that informed every chapter of the book. Linked in case you want to read the full threads.

The Cash Buyer Trap

"I inherited my grandfather's house in Baltimore. I live in Seattle. A wholesaler offered me $255K cash. My realtor thinks I can list it at $300K. I'm exhausted from flying back and forth. Am I just rationalizing taking the lower offer to make this end?"

— u/retsam2554, r/RealEstateAdvice
The Exhaustion

"I'm exhausted."

That was her entire final sentence after laying out a whole mess about inheriting half a house with her uncle and watching him grind down her share. Two words. Not a paragraph.

— u/CricketKnown352, r/inheritance
The Out-of-State Executor

"My aunt is living in the house for free. She was caring for my grandmother. My grandmother passed ten months ago. We've been floating our own mortgage and bills for two houses the last 10 months. I don't know how to ask her to leave."

— u/scifi-riot, r/legaladvice
The Sibling Stalemate

"My brother moved into our parents' house and won't leave. He's not paying anything. He says it's 'his home now.' Mom died in October. It is now April and I still have not spoken to him."

— u/Bulky-Nectarine-8514, r/AmItheAsshole
The Blended Family

"All 5 of us won't agree to just giving their stuff away… so it will end up being some sort of fight with what to do with all this. And it's gonna end up on me. And I don't want it. I will be left with nothing but a ton of work."

— r/Millennials
The Lowball Offer

"A family friend tried to buy my house for $1 as a joke that wasn't a joke. We politely declined and then promptly went home and screamed into pillows."

— u/Just-zander, r/EntitledPeople

These are the voices the book was written for. Every chapter is anchored to verbatim quotes like these, with the source URLs in the footnotes. The corpus has the right voice. Now we're building the testimonial set from real Steady beta readers.

Questions

Frequently Asked Questions

About 150 pages. Fifteen chapters plus four appendices. The structure follows the timeline you're actually living — the first week, the first month, the dead zone in the middle of probate, then the months around the sale itself. PDF, delivered the moment you finish checkout.
National for v1. The core probate, tax, and sale-process frameworks are uniform enough across states to anchor a single national edition. State-specific bonus material for FL, CA, and TX is flagged in the chapters where state law diverges most and is being added in later updates (free to existing buyers). If your state has unusual probate quirks (Louisiana, for example), Chapter 6's decision tree will tell you so and point you to a local attorney.
The main playbook still works front to back. The Sibling Buyout Toolkit becomes optional in your case — you may still want to skim the partition action reference card and the conversation scripts, since they apply to any co-owner (stepparent on the deed, a relative living in the house, an estranged uncle who inherits a share). The other fourteen chapters are about the house, the taxes, the cash buyer, the realtor, and the appraisal. Same usefulness either way.
Maybe. Maybe not. Chapter 6 is half a decision tree that walks you through six branches — small estate, no will, multi-state property, contested heirs, business interests, and the easy-probate scenarios. Most estates need an attorney at some point. A few don't. There are scenarios where a $300 attorney consult saves you $30,000. There are scenarios where you'd be paying for paperwork you can file yourself. The book is honest about which is which.
No. This is educational information. The book is fact-checked by a practicing real estate attorney and a CPRES-credentialed probate-specialist realtor before it ships, but it is not personal legal or tax advice for your specific situation. Chapter 6 explicitly flags the points where the right answer is "stop reading and call a probate lawyer." Chapter 8 does the same for "call a CPA." When you need a professional, the book tells you.
Read Chapter 2 first. It has the math on a typical cash offer (median 67.5% of ARV, per Clever Real Estate's 2024 survey of 764 investors) and the four specific scenarios where taking the cash actually is the right call. If you fit one of those four scenarios, the chapter will tell you. If you don't, the chapter shows you what you're leaving on the table — on a $400K home, $50,000 to $120,000. The cash offer will still be there tomorrow.
Sixty days, no questions asked. If the book doesn't help, email tyler@inheritedhomesfl.com within 60 days of purchase and we refund the $49. You keep the PDF. No form. No "tell us why." I'd rather refund someone who didn't get value than keep $49 of an inheritance that didn't need this book.
I'm Tyler. I'm a publisher, not a probate attorney and not a realtor. I built the book after watching three close friends settle their parents' estates over four years and seeing how poorly any of them were served by the existing materials. The legal chapters are fact-checked by a practicing real estate attorney. The sale-process chapters are reviewed by a CPRES-credentialed probate-specialist realtor. Both are named on the copyright page once reviews are final. The phone scripts in Appendix A were pressure-tested against real institutional call-center language, not invented at a desk.
Yes. The Sibling Buyout Toolkit normally sells for $27. It's automatically included with the book at checkout — no upsell page, no second click. You pay $49, you get the book plus the toolkit. Most readers tell us the toolkit is the part of the package they used first. Not the book. The toolkit. They printed the meeting agenda and the buyout calculator and brought them to the kitchen table.
Out-of-state executors are one of the three primary readers the book was built for. The phone scripts in Appendix A were specifically designed so you can handle the calls from anywhere — no need to fly back to the county courthouse. Chapter 7 is about hiring a CPRES realtor who can be your eyes on the ground. Chapter 11 covers the carrying-cost math for an inherited home you can't visit easily. If you're floating a second mortgage right now on a house in another state, read Chapter 4 this weekend.
Immediately. After Stripe checkout, you're sent to a short 7-question activation page (state, county, basic situation — used to personalize the email follow-ups). When you submit it, you get an instant secure download link for both the book and the Sibling Buyout Toolkit. The link also arrives in your email receipt, in case you want to read on a different device.

The cash buyer in your inbox isn't going anywhere. Neither is the $80,000 they're trying to take.

There is a version of the next nine months where you make every decision feeling rushed, exhausted, and out-of-your-depth. That's the default. That's the one the cash buyers built their business around.

And there is a version where you have 150 pages of plain-language playbook on the kitchen table, a phone script for every call you have to make, and a sibling toolkit that turns the hardest conversation into a meeting with an agenda. $49.

Get the Survival Guide — $49

60-day money-back guarantee · Instant PDF · Sibling Buyout Toolkit included free