June 11, 2026
If you are selling an estate home in Villanova, the biggest mistake is assuming the process works like a standard resale. In this area, the timeline can shift based on probate authority, township rules, and the condition of a long-held property. When you know what to tackle first, you can avoid delays and make smarter decisions about prep, pricing, and closing. Let’s walk through it step by step.
Before you think about repairs, photography, or pricing, confirm who has the legal authority to sign. In Pennsylvania, a personal representative can sell estate real estate, but that power may still depend on the will and, in some cases, Orphans' Court approval.
If there are co-executors, everyone needs to be aligned. When multiple personal representatives do not agree, the court can direct how that power is exercised. If the property was specifically devised to a named beneficiary, that person may also need to join in the sale.
You should also expect the title company to ask for probate documents. In Pennsylvania, the county Register of Wills handles probate and issues the certificates used to transfer estate assets. In Delaware County, a Short Certificate serves as proof that the personal representative has been appointed.
Estate sales often slow down when families wait too long to confirm signing authority. If several heirs are involved, or if the will creates specific rights in the property, those issues should be clarified before the home goes live.
This is one reason estate sales benefit from a strong sequencing plan. Getting the authority piece right first helps protect your timeline and reduces the chance of contract delays later.
Villanova is not governed by one single township process. Official township information places Villanova in both Lower Merion Township and Radnor Township, so the property address determines which local resale or occupancy requirements apply.
That distinction matters because the requirements, fees, and timing are different. A sale on one side of Villanova may need a resale certification, while a sale on the other side may need a certificate of occupancy process before the buyer can take possession.
If the home is on the Lower Merion side of Villanova, the township requires a Resale Certification before sale. Lower Merion says sidewalks and curbs must be in good repair, the property address must be visible from the street, and smoke detectors must be installed in each bedroom and on every level.
The township also reviews the property file for outstanding violations or other information a buyer should know. The process usually takes 30 to 60 days, with a fee of $100 if the application is received 20 or more days before settlement and $150 if received 20 or fewer days before settlement.
If the home is on the Radnor side of Villanova, the township requires a Certificate of Occupancy before a new owner can occupy the property after transfer. Radnor says the application must be filed at least 10 business days before settlement.
The fee is $150, and an expedited application filed within 10 days costs $300. Radnor also requires smoke detector and carbon monoxide certification, disconnected sump-pump or similar discharge lines from the sanitary sewer, and an internal inspection of the sanitary sewer soil pipe. Incomplete applications are not accepted.
For many estate properties, local paperwork is not a last-minute item. It should be part of the listing strategy from day one.
In Lower Merion, the certification process itself can take weeks. In Radnor, the occupancy application deadline is close enough to settlement that missing paperwork can quickly create stress for everyone involved.
One of the most common estate-sale questions is whether you have to complete the standard Pennsylvania seller disclosure form. The answer depends on how the property is being sold.
Pennsylvania's Real Estate Seller Disclosure Law generally applies to residential sales, and ordinary sellers must disclose known material defects before the agreement of sale is signed. The standard disclosure topics include the roof, basement, pests, structure, utilities, heating and cooling, plumbing, electrical systems, appliances, boundaries, hazardous substances, legal issues, and stormwater facilities.
But Pennsylvania also provides an exemption for transfers by a fiduciary in the course of administering a decedent's estate. That means some estate sales may fall under the fiduciary exemption rather than the standard disclosure rules.
Even when an exemption may apply, you still want clarity about the property's known condition. Estate homes are often long-held properties, and buyers tend to ask detailed questions about maintenance history, updates, and visible issues.
If a sale is handled as an ordinary residential resale instead of under the fiduciary exemption, known material defects must be disclosed before the agreement is signed. If information later becomes inaccurate before settlement, it must be updated.
With an estate home, you do not always need a full renovation to get strong results. In many cases, the best first repairs are the ones that help you satisfy township requirements and give buyers confidence.
That is especially true for older homes with deferred maintenance or hidden issues. Spending strategically usually matters more than spending broadly.
Start with items that can block township sign-off or complicate closing. Depending on the property, that may include:
For some Lower Merion properties, hidden infrastructure can also matter. The township says abandoned underground fuel oil tanks must be removed by DEP-certified individuals with a township permit.
After the required items are addressed, the next step is deciding how the home should be positioned in the market. Some estate homes benefit from light cosmetic work, cleanup, and staging support. Others are better priced to reflect deferred maintenance and sold with a clear value proposition.
The right path depends on the home's condition, your timeline, and how much preparation the estate is willing to take on. The key is matching the level of prep to the pricing strategy.
Villanova remains a high-end market, but that does not mean every estate home should be priced aggressively without regard to condition. Recent market data show a median sale price of $1,349,303, a median of 28 days on market, and frequent multiple-offer activity.
Over the prior 12 months, Redfin described Villanova as very competitive, with homes often receiving multiple offers and average homes selling for about 5% above list price. That is a strong backdrop, but buyers in this segment still pay close attention to presentation, maintenance, and pricing discipline.
For many estate sellers, pricing works best as a two-step decision:
This sounds simple, but it is where many sellers leave money on the table. If the home is lightly prepared but priced like a fully polished listing, buyers may hesitate. If the home is thoughtfully prepared and marketed well, stronger pricing may be easier to support.
Estate sales can involve several different tax concepts, and it helps to separate them clearly. Inheritance tax, income-tax basis, and realty transfer tax are not the same thing.
Understanding that difference can make settlement planning much less confusing for heirs and personal representatives.
Pennsylvania inheritance tax is due upon death and becomes delinquent nine months later. If it is paid within three months, the Pennsylvania Department of Revenue allows a 5% discount.
Current Pennsylvania inheritance tax rates are:
For Pennsylvania residents, payment goes to the Register of Wills for the county where the decedent resided.
Inherited property usually receives a stepped-up basis equal to the fair market value on the decedent's date of death for income-tax purposes. This can reduce taxable gain when heirs later sell the property.
For many families, this is an important part of the bigger estate-sale picture. It is one reason date-of-death value and sale timing often matter.
Realty transfer tax is a separate closing cost from inheritance tax. Pennsylvania imposes a 1% state realty transfer tax, and local taxes apply as well.
In Radnor Township, Delaware County says the local transfer tax is 1.5%, for a combined rate of 2.5%. In Lower Merion, the township's 2026 budget states that when real property is sold in the township, there is a 2% tax split between the Commonwealth and local entities.
There is also an estate-specific nuance here. Pennsylvania says that property transferred by a personal representative to a devisee or heir for no or nominal consideration may be exempt from realty transfer tax, which is different from a later market sale to an outside buyer.
If you want to keep the process organized, it helps to think about the sale in four stages. This approach can reduce surprises and give you a cleaner path from probate to closing.
Make sure the personal representative has the proper probate documents and that any co-executors or specifically named beneficiaries are addressed before the home is listed.
Confirm whether the property falls in Lower Merion or Radnor. That tells you which certification process, fee structure, and timeline will apply.
Handle repairs and cleanup that affect township sign-off and buyer trust first. Then decide whether additional cosmetic improvements make sense.
Price the home based on its actual condition, the work completed, and current Villanova market conditions. Build the settlement timeline around township requirements and estate paperwork, not just buyer demand.
Selling an estate home in Villanova is rarely just about putting a sign in the yard. It is about coordinating probate documents, township requirements, property prep, pricing, and closing logistics in the right order.
That is where thoughtful guidance can make a real difference. If you are preparing to sell an estate property in Villanova and want a clear, high-touch plan from start to finish, connect with Arielle Roemer for a tailored consultation.
Just Sold
Why this Society Hill home didn’t sell for over 4 months—and what finally worked
Listings
This home embodies the warmth, charm & lifestyle that define Main Line living
Just Sold
How patience, strategy & relationships led to the perfect off-market home in Narberth
Just Sold
From stale listing to sold in two days: a strategic relaunch
Get assistance in determining current property value, crafting a competitive offer, writing and negotiating a contract, and much more. Contact me today.