Short answer

In Pennsylvania, the streamlined small‑estate procedures that let someone collect personal property without formal probate generally do not allow you to transfer or sell real estate. That means you usually cannot rely on the small‑estate affidavit to sell a house free and clear. If you must open an estate or be appointed personal representative to clear title, the court and state law set out creditor‑notice requirements that apply to the estate administration process — not a separate “three‑month” small‑estate publication rule used to sell real property.

What the law treats as a “small estate” and what it covers

Pennsylvania statutes governing decedents’ estates are found in Title 20 of the Pennsylvania Consolidated Statutes. Title 20 provides the rules for probate, administration, and creditor notice obligations for opened estates. You can review the statutory material here: 20 Pa.C.S. (Decedents, Estates and Fiduciaries).

Practical point: many counties offer simplified processes or allow collection of small amounts of personal property without full probate, but those processes are intended for personalty (bank accounts, personal belongings), not for transferring title to real estate (land and houses). A purchaser and a title company will typically insist on probate documents (Letters Testamentary or Letters of Administration), a court order, or a deed executed by all heirs with clear proof of authority.

When creditor notice is required

When a personal representative (executor or administrator) is appointed under Pennsylvania law, certain notice steps follow to inform creditors and allow claims against the estate. The precise requirements and timing (publication, mailed notices, claim deadlines) are governed by the statutes and local Orphans’ Court rules, and the Register of Wills or Orphans’ Court in the decedent’s county will provide local practice and forms. General estate administration guidance from the Pennsylvania courts is here: PA Courts — Estate Administration.

Because small‑estate procedures usually do not create the court‑issued authority needed to sell real property, the creditor notice obligations that arise after appointment of a personal representative — not the small‑estate affidavit process — are the notices you should expect when you open an estate to transfer a house.

Typical routes to sell a decedent’s house in Pennsylvania

• Probate and sale by personal representative: The most common path is to open probate (if required), obtain Letters, and have the personal representative sign the deed. The Orphans’ Court may also approve a sale. Creditor notice rules will apply to the opened estate.
• All heirs convey voluntarily: If there is no mortgage, and all heirs agree and can demonstrate title, heirs may sign a deed to sell. Title companies often still require probate or a court order (or title indemnity) because an unprobated estate can create title risk.
• Court‑ordered sale: If heirs disagree or there are complications (mortgage, liens, unknown heirs), the Orphans’ Court can be asked to appoint a representative and authorize a sale. Notice to creditors follows the court process.

Practical steps to take now

1. Locate the will, if any. The Register of Wills in the county where your mother lived can tell you whether a will was filed or whether probate has been opened. Find your county court information at: Find a Court — Pennsylvania Courts.
2. Contact the county Register of Wills or Orphans’ Court. Ask whether a personal representative is already appointed and what local notice requirements and timelines apply.
3. Get several death certificates. You will need them for the Register of Wills, lender, title company, and the county records office.
4. Talk to a title company early. They will tell you what documentation they need before they will insure a sale — typically probate/Letters or a court order.
5. Do not sign a sales contract or transfer title until you have the authority to do so. A sale done without proper authority can be reversed or subject you to liability.
6. If unsure what to do, consult a Pennsylvania probate or real estate attorney to review your situation and advise on whether probate, a court sale, or an alternative is best.

Helpful hints

• Understand the difference between personal property (personal effects, bank accounts) and real property (house and land). Small‑estate affidavits are normally limited to personal property.
• If the mortgage is current, contact the lender early. They will explain payoff and what documentation they require to release or transfer a mortgage.
• Collect probate documents, the deed, mortgage statements, tax records, and a list of known creditors to speed the process.
• Keep detailed records of estate receipts and expenditures if you become personal representative; courts and title companies expect clear accounting.
• Even when heirs agree, title companies commonly require a probate or court confirmation to insure a buyer’s title policy.
• Local Orphans’ Court rules vary. Always confirm timelines and publication requirements with the county Register of Wills or counsel.

Where to get more information

Start with Title 20 of the Pennsylvania Consolidated Statutes for statutory rules about probate and administration: 20 Pa.C.S. (Decedents, Estates and Fiduciaries). For plain‑language resources and county contacts, see the Pennsylvania Courts’ estate administration page: PA Courts — Estate Administration. Finally, the Register of Wills in the county where your mother lived can give the quickest, county‑specific guidance.