If you just inherited a house on the edge of town — or a farmhouse that’s been in the family since your grandparents worked the ground around it — you already know this isn’t a normal sale. There’s no realtor sign that fixes probate paperwork. There’s no open house that settles who gets what, or what to do with a house nobody in the family wants to move back into.
I talk to a lot of families in exactly that spot. Someone passes, and suddenly there’s a house sitting empty out past SR-62, taxes coming due, siblings scattered across three states, and a farmhouse that needs a new roof before anyone could even list it. Howard Investments buys houses around New Washington the way this town actually needs them bought — as-is, for cash, without asking you to fix a single thing or wait months for a buyer’s financing to fall through.
New Washington is a small farming town, and I mean that as a compliment. It’s the kind of place where the bank still knows your family’s name — New Washington State Bank has been headquartered right there on Main Street since 1908, started by a group of local farmers and business owners who wanted a bank that actually understood the community. That’s the same spirit I try to bring to buying houses here: straightforward, local, no runaround.
Inherited and Probate Property: I Handle the Hard Part
Probate in a rural county like Clark can drag on, and a vacant farmhouse doesn’t wait patiently while the courts sort things out. Every month it sits empty is a month of taxes, insurance, and slow decay — a leaking roof, a stuck well pump, an outbuilding starting to lean. I buy inherited homes and family land throughout the New Washington area before all of that gets worse, and I buy from heirs even while probate is still open, once you have the authority to sell.
You don’t need to clean out sixty years of belongings, fix the foundation, or even mow the fields before you call. I look at the property as it sits, make a fair cash offer, and if the timeline works for you, I can close in as little as 7 days — or slower, if your family needs time to sort through what stays and what goes. I cover closing costs and there are no commissions or fees eating into what you walk away with. If there are multiple heirs who all need to sign off, I’ve done that before too, and I’ll work around everyone’s schedule instead of demanding one.
Farmhouses, Acreage, and Homes That Need More Work Than You Want to Put In
A lot of the houses out here aren’t cookie-cutter subdivision homes — they’re older farmhouses on a few acres, sometimes with a barn or a mobile home on the same lot, sometimes sitting a good distance back from SR-362 or SR-62 with a gravel drive and decades of history. Traditional buyers get spooked by that. Banks don’t love lending on rural acreage with an aging farmhouse and outbuildings that haven’t been inspected in years. I’m not spooked by it — I buy manufactured and mobile homes right alongside single-family houses, and I’m comfortable with acreage, wells, septic systems, and all the quirks that come with a country property.
If your house needs a new HVAC system, has water damage in the basement, or the kitchen hasn’t been touched since the Nixon administration, that’s fine. You don’t have to spend money getting it market-ready for me. I’d rather buy it honestly at a price that reflects its condition than have you sink your inheritance into repairs on a house you’re trying to leave behind.
Tired Landlords, Vacant Houses, and Homes That Just Won’t Sell
New Washington is close enough to Charlestown and the river towns that some folks buy rental property out here expecting easy income, then find themselves managing a house from an hour away with a tenant who stopped paying rent three months ago. If you’re a landlord who’s done chasing rent checks or fixing things after every tenant moves out, I’ll buy the property with the tenant still in place — you don’t have to evict anyone or wait for the lease to end.
Same goes for a house that’s been sitting on the MLS for months with nothing but a few showings, or a place standing empty since you moved for work, a divorce, or just needing to relocate closer to family. A tired listing in a small rural market like this can sit far longer than it would in Louisville or Jeffersonville, simply because the buyer pool is smaller out here. I’m not waiting for the right buyer to wander by — I am the buyer, right now, in cash.
Areas I Buy In Around New Washington
I buy houses and land throughout New Washington and the surrounding Clark County countryside, including along SR-62 and SR-362, and out toward Charlestown, Otisco, and Memphis. If your property sits anywhere between the Ohio River and the farmland north of town, give me a call — chances are I already know the area.
Frequently Asked Questions
I just inherited a farmhouse near New Washington and I’m still in probate. Can you buy it before probate closes?
Often, yes. Once you’re named executor or administrator with authority to sell, I can move forward. I’ve worked with families through the probate process before and can talk you through what documentation is needed for your specific situation.
The house has been empty for over a year and needs a lot of work. Does that matter?
No. I buy houses in whatever condition they’re in — leaking roofs, outdated systems, storm damage, overgrown lots, all of it. You won’t need to make a single repair before I make an offer.
Do you buy mobile or manufactured homes, or just site-built houses?
Both. I buy single-family homes and manufactured/mobile homes, whether they’re on owned land or a rented lot.
How fast can I actually close if my siblings and I need to sell an inherited property quickly?
I can close in as little as 7 days once everything is in order, but I’m just as comfortable closing on your timeline if your family needs more time to divide belongings or get all heirs on the same page.
What does it cost me to sell to Howard Investments?
Nothing out of pocket. I cover closing costs, and there are no realtor commissions or hidden fees. The offer I give you is what you walk away with.
Ready to Talk About Your New Washington Property?
Whether it’s a house you inherited, a rental you’re tired of managing, or a farmhouse that’s needed too much work for too long, I’d like to hear about it. Call or text Howard Investments at (502) 414-8334 for a no-obligation cash offer. No cleanup, no repairs, no commissions — just a fair offer and a closing date that works for your family.