Oregon has 36 counties and runs probate through Circuit Court. The state has its own customized probate code (not a clean UPC adoption).
Oregon has a state estate tax (ORS chapter 118) with a $1M exemption — the lowest in the country alongside Massachusetts and Washington DC. Almost all Portland-area inherited homes (median home value around $550,000) trigger Oregon estate tax. The 9-month estate tax filing window slows closings significantly.
Oregon's probate is moderately structured. Small Estate Affidavit (ORS section 114.515) is available for estates under $275,000 in personal property and $200,000 in real property — one of the more generous small-estate thresholds for real property. Many modest Oregon homes can clear via small-estate affidavit 30 days after death.
Oregon allows Transfer-on-Death Deeds (ORS section 93.948, enacted 2011). TOD deeds are common, particularly in retiree areas like Bend, Sunriver, and the Oregon coast. Multnomah County (Portland), Washington County (Hillsboro, Beaverton), and Clackamas County drive most of the statewide inherited-home volume.
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Not every estate goes through it — it depends on how the home was titled, whether there's a will or trust, and Oregon rules. We'll help you find out.
Start with probate →Selling isn't the only option. Talk through whether it makes sense for you and what you'd actually walk away with after costs and the stepped-up basis.
Explore selling →Renting, holding, or renovating could be worth it. See what the numbers look like in your specific market before deciding.
Look at keeping it →Before you sell, rent, or move in, understand the home's real condition — and what fixing it up would actually take locally.
Check repairs →Full probate typically clears in 9 to 14 months. Estate-tax-triggered estates often run 14 to 18 months. Small Estate Affidavit (under $200K real, $275K personal) closes in 60-90 days after the 30-day waiting period.
Yes. ORS 93.948. TOD deeds are common, especially in retiree areas.
Yes. ORS chapter 118 with a $1M exemption — the lowest in the country. Almost all Portland-area inherited homes trigger Oregon estate tax.
Deschutes (Bend, Sunriver) has the highest inherited-home equity outside Portland. Lane (Eugene), Marion (Salem), and the Oregon coast (Lincoln, Tillamook, Coos counties) see strong secondary volume.
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