How to Sell a House Full of Stuff (Whether It’s Inherited or Your Own)

1. If it’s an inherited house, take the time you need to grieve

While some families are ready to deal with an estate in a few days, others need a few weeks or even months. Avoid putting too much pressure on yourself to get the job done, and allow yourself time to grieve and approach the estate when you’re ready. You would want to make critical, life-changing decisions when you’re in a good state of mind.

Remember, you’re not alone. Close friends and family members can be extremely supportive during a time of loss or an overwhelming move, especially when they’ve gone through a similar experience. They can help you decide which items to keep, store, and which to sell (and maybe offer to take a few off your hands). Never feel embarrassed to reach out for help.

Finally, remind yourself that letting go of things doesn’t mean losing the memories. They stay with you even when the items don’t.

2. Gather important documents

You’ll need to collect important documents related to the home. Consider organizing them in labeled folders for easy access.

Mortgage documents: If you or your relative took out a primary mortgage, a second mortgage, or a home equity line of credit on the home, you’ll need that paperwork. After inheriting a home, contact the mortgage company and any creditors as soon as you can provide evidence that you are in charge of the estate. Any liens on the property will need to be cleared before you can sell.

Property taxes and HOA dues: You must continue paying property taxes and homeowners association (HOA) dues on the home until the deed is transferred to the new owner. Contact your municipal tax office and HOA to ensure taxes and dues are in good standing. If you or your relative owes back taxes and HOA dues, it can delay the sale. But fortunately, you can pay these with the home sale proceeds.

Utility bills and repair or renovation records: These documents give buyers a clear picture of what it’s like to live in the home. Utility bills show the usual costs for things like electricity, water, and heating, so buyers know what to expect each month. 

Repair and renovation records show how well the house has been taken care of, including any big fixes or upgrades. Having both helps buyers feel more confident because they get the full story about the home’s condition and ongoing costs. Sharing this info upfront can make selling smoother and your home more appealing.

Disclosure statement: Legally, you’re required to disclose any known material defects or conditions that could impact the property’s value or appeal. This includes foundation issues, water damage, and pest infestations, especially those caused by excessive clutter or hoarding. Being upfront not only ensures compliance but also builds trust with potential buyers for a smoother transaction.

3. Discard unwanted items

Monica Friel, an organizing expert at Chaos to Order in Chicago, recommends sorting through and discarding unwanted items before putting them in storage.

Rent a dumpster for trash or certain unwanted bulk items

You can rent a dumpster for $200 to $800 per week, the cost varying with the size you choose, which can range from two to 40 cubic yards. The size you’ll need depends on the weight and type of refuse for disposal, and the dumpster rental company will recommend the size you should have. To find a local provider, simply type “dumpster rental near me” into Google to find a list of options.

If this task seems like too big a mountain to climb, consider using professional home cleaning services. Most providers will take on projects regardless of the level of clutter that has accumulated.

Recycle electronics and hazardous waste properly to protect the environment

Some items, such as electronics, batteries, chemicals, and hazardous waste, need to be recycled. However, you can’t dump all items into a landfill because some can pollute our soil and water. Check with your local recycling and Household Hazardous Waste facilities to learn where to dispose of items.

4. Rent a storage unit to work at your own pace

Renting storage space allows you to sort through your house full of stuff according to your schedule. It gives you the flexibility to declutter at your own pace without feeling rushed. You have the option between portable storage on your property, full-service storage, and self-storage.

Portable storage units

Renting a portable storage unit, like those that PODS provides, can be a good option if you have room for one on your property. Consider loading larger items like furniture into the unit to create more room in the house to sort through items.

PODS’ portable storage units come in the following sizes:

• 8-ft. unit: studios up to 500 square feet
• 12-ft. unit: 1-bedroom homes between 500 and 800 sq. ft.
• 16-ft. unit: 3 to 4-bedroom homes up to 1,200 sq. ft.

Full-service storage

When renting storage space at a facility, you have the choice between full-service storage and self-storage. Full-service storage companies such as Clutter can pack, pick up, haul, and store your items in their warehouse. Check local listings for full-service storage options.

Self-storage

You can find self-storage units available on a month-to-month basis starting at about $60 a month. Check to see if the company charges a square-foot minimum. If your homeowner’s insurance covers off-site storage, you can save money by opting out of insurance.

Make sure to read the contract carefully before you sign. You don’t want your stuff sold at an auction if you’re late with a payment due to unforeseen circumstances.

5. Donate or sell the items from your house full of stuff

If you have the time or interest, you can sell your items at a yard sale, put a curb alert on Craigslist, or list your stuff online on Poshmark or OfferUp. But with everything on your plate, you may opt to hire a company to do the work for you.

Kim Pratt, a top-selling real estate agent who works with 67% more single-family homes than the average agent in Arlington, Texas, says she’s had several clients who were executors of estates and ended up with homes packed full of stuff and desperately needed help.

“We have a preferred list of companies that will come in and do auctions, estate sales, or Facebook Marketplace for them,” Pratt says.

If you’d like to donate items, you can find other charities online that need donations.

Get an appraisal for jewelry, antiques, and collectibles

Before you decide where to sell your items, you’ll need to know their value. If your stuff includes high-end jewelry, collectibles, or antiques, consider calling in an appraiser to see what the items are worth.

Know that the value might have gone up or down since you or your loved one made the purchase. You can find jewelry appraisers and antique dealers locally and online.

Another option is to have an estate sale or auction company appraise your items. “A lot of estate sale and auction companies have specialists on staff to take jewelry to or who can make recommendations for collections,” Pratt explains.

Hire an estate sale company to liquidate your items

You can hire an estate sale company to sell your stuff all at once. These firms send someone out to review the contents and let you know if it is worth hosting a sale. If you want to move forward, the company may hold the sale at your house or at its own location. High-ticket items are typically sold at auction houses that the company owns or uses.

Choose between estate sales and online auctions

Pratt says estate sales seem to do better than some of the online auctions, which she also uses, depending on the preference of the executor. “I’ve seen some of the online auctions that people have selected sell the items for minimal [pricing],” she says.

However, whether you sell your stuff at an estate sale or through an online auction, know that some companies take as much as 30% to 50% of the proceeds, Pratt explains.

Other clients opt to hire a company to come in and do Facebook Marketplace for them. “It all depends on what the executor decides to do,” she says.

6. Deep clean and complete needed repairs

Make the house spotless

Pratt tells sellers that if they make their house look exceptionally clean, including the window sills and the blinds, people will consider the property well taken care of and be more forgiving of imperfections.

“They may not care that you have old wallpaper or a pink tub. Sometimes they’ll overlook that you don’t have a fireplace when they want a fireplace,” Pratt says.

She recommends hiring a professional to deep clean the house ($120 to $240 per visit on average) and the carpets (typically $120 to $240) so everything looks and smells fresh. If you’re selling from out of state, your real estate agent can recommend professional services for deep cleaning and decluttering.

Seek out a professional organizer to help deal with extreme clutter

Have the contents in the home you’re selling gotten out of hand? If you’re tripping over items because there’s no pathway from the entrance to the back door, consider hiring a professional organizer to help you sort things out.

Professional organizers do more than help people tidy up. They also guide homeowners through the emotional challenge of letting go of belongings. They offer practical strategies, organizing systems, and hands-on support to make decluttering feel less overwhelming, especially in homes with years of accumulated stuff. Some even partner with licensed therapists when working with clients dealing with hoarding disorder or other mental health challenges that make the process more complex.

Take care of needed repairs

If clutter has been obscuring problems in the house, now is the time to determine what they are and identify what needs fixing. A pre-listing inspection is a great option to uncover needed repairs, and tackling these fixes will help get your home ready for when you meet with an agent.

7. Choose an agent with connections that make selling easier

A top local agent can be a huge help during an emotional home sale, especially if you live out of town and need to clear out a house packed with years of stuff. Aside from handling real estate negotiations and transactions, agents also act as project managers. 

They work with sellers by hiring the right professionals to market homes for the best price. The following professionals are just a handful of experts that agents can recruit to make your home look more attractive online and at open houses:

Photographers and videographers

Real estate photographers and videographers know how to frame a home to make it look its best. Any good agent will have a few talented photographers in their network to help with this. They know that eye-catching photos and virtual tours are often the first things that convince online buyers to schedule a showing.

Almost every buyer starts their home search online, scrolling through listings to figure out which homes are worth a closer look. Great photos can make all the difference in whether someone keeps browsing or decides to schedule a showing. In fact, 83% of buyers say photos are the most valuable feature when searching for homes online.

People get their first look at homes on the internet, says Jeff Galindo, a top-selling real estate agent in Las Vegas with over 30 years of experience. “They scroll through and say, ‘I like that one; I don’t like that one. That initial rejection is what we try to avoid by properly [showcasing] a home.”

If a professional photographer isn’t in the budget, your agent might have picked up a few photography techniques of their own to make your home more appealing to buyers.

Home stagers

To draw in more online viewers, consider virtual staging. Pratt works with a company that offers virtual staging for a mere $35. “They’ll take a picture of [the] rooms and add furniture. Here’s the room, and here’s what the room can look like in person.”

Meanwhile, to help open houses and in-person showings make a strong impression, agents can hire a professional home stager to help the property appeal to the right buyers. Or they can use their own staging know-how to highlight the home’s best features.

To keep costs in check, focus on staging the rooms that matter most to buyers. Home buyers ranked the living room as the most important space to stage (37%), with the primary bedroom (34%) and kitchen (23%) following close behind.

Home improvement contractors

Agents can arrange for contractors to come in for quick upgrades and refreshes that can help the house sell more quickly. This is highly recommended if a homeowner has not updated the house in a while.

For example, agents can call electricians, plumbers, or handypersons to install updated hardware and fixtures that reflect popular area trends. They can also contact power washing and landscaping companies to improve curb appeal with a few minor but essential touches.

8. Skip the cleaning, staging, and repairs with a cash offer

As an alternative to the traditional selling process, you might consider requesting a cash offer if you want to skip repairs and quickly sell a house full of stuff. With this approach, you can sell the home as-is to an investor or an iBuyer, avoiding the hassle of prepping and staging.

HomeLight’s Simple Sale platform offers sellers an easier option if they wish to sell their home quickly. After answering a few basic questions, you’ll receive a competitive cash offer from HomeLight’s network of pre-approved cash buyers in 24 hours and be able to close in as few as 7 days.

»Learn more: Seriously considering selling your home for cash? Use our Home Cash Offer Comparison Calculator to quickly compare your options and see which path makes the most financial sense for your home.

Ready to sell a house full of stuff?

Selling a house full of stuff isn’t always easy, and if the house is inherited, it can be emotionally fraught. Remember, however daunting it may seem, experts are available to help, whether with cleaning, selling accumulated items, or navigating the home sale itself.

Connect with a top-performing real estate agent today to learn how to prepare your home for a quick, top-dollar sale.