Losing someone is hard enough. Then comes the house: the bills, the paperwork, the belongings, and maybe family members who don’t agree on what to do. Reliable Home Buyers buys inherited houses all over Florida for cash, in any condition. You don’t clean it out, you don’t fix it, and you don’t pay commissions. Tell us about the property and we’ll walk you through your options, even if selling to us isn’t the right one.
Prefer to talk? Call us at 866-392-2177
Written by Charles M. Contreras, founder of Reliable Home Buyers, Florida real estate license SL3330937. Reliable Home Buyers has made the Inc. 5000 list two years in a row. Updated November 2026 for Florida’s July 2026 probate law changes.
Short answer: Yes, you can sell an inherited house in Florida, often while probate is still open. The personal representative signs once the court gives them authority. You can sell it as-is, with the belongings inside, and split the money among the heirs at closing.
Key takeaways
- Since July 1, 2026, Florida’s shorter probate (summary administration) covers estates up to $150,000, not counting a protected homestead.
- If the owner left a spouse or a minor child, Florida’s homestead rules decide who inherits and who has to sign.
- Property taxes usually jump after the owner passes, because the homestead exemption and Save Our Homes cap end.
- Florida has no inheritance tax, and the stepped-up basis means a quick sale often has little or no capital gains tax.
- Heirs who disagree have options, including Florida’s buyout right for family-inherited property.
On this page: Your 4 options · Selling during probate · Homestead rules · Out-of-state owners · How long it takes · Documents you’ll need · Monthly costs · Taxes · Listing vs. selling to us · When heirs disagree · Our process · Case studies · FAQ
Your 4 Options for an Inherited House in Florida
There’s no single right answer. It depends on the house, your finances, and your family. Here are the four paths most heirs choose between.
| Option | Best when | Watch out for |
|---|---|---|
| Keep it and move in | You want to live there and can afford taxes, insurance and repairs | Property taxes usually go up after the owner passes |
| Rent it out | The house is in good shape and you’re ready to be a landlord | Repairs before renting, finding tenants, insurance, managing from a distance |
| List it with an agent | The house is updated and you can wait months for a buyer | Repairs, cleanout, showings, commissions, and deals that fall through on inspection or financing |
| Sell it as-is for cash | The house needs work, is full of belongings, the heirs are spread out, or you just want it done | You trade some top-dollar price for speed and certainty, so compare offers |
If the house is updated and nobody is in a hurry, listing may get you the most money. If it needs work, sits empty, or is costing you every month, a cash sale is often the simpler path. We’ll tell you honestly which one makes sense.
Can You Sell a House During Probate in Florida?
Yes. Many inherited houses in Florida are sold while probate is still open. The person in charge of the estate, called the personal representative (an executor in other states), signs for the estate once the court gives them authority.
Do you even need probate? Not always. If the house was in a living trust, owned jointly with rights of survivorship, or had a transfer-on-death deed, it may pass without probate. If it was only in the deceased person’s name, you’ll usually need some form of probate before anyone can sell it.
The two main types of probate in Florida:
- Summary administration. The shorter process. Since July 1, 2026, it’s available when the estate’s Florida assets are worth $150,000 or less (up from $75,000), not counting exempt property like a protected homestead. It’s also available when the person passed away more than two years ago.
- Formal administration. The full process for larger estates. The court appoints a personal representative, a notice to creditors is published, and creditors generally get three months from the first publication to file claims. Most formal cases take several months to a year or more.
What this means for selling:
- A personal representative with authority from the court, or a will that gives them the power to sell, can usually sign a sale contract during probate.
- Many title companies will close once the estate has the right court paperwork in place, without waiting for the whole case to finish.
- We work with probate attorneys and title companies all the time. If you don’t have an attorney yet, we can point you to some.
Every estate is different. Talk to a Florida probate attorney about your situation. We’re home buyers, not lawyers.
When the House Was the Owner’s Homestead
Florida gives a primary home special protection, and it changes who can sell:
- A surviving spouse but no minor children: the home can be left only to the spouse.
- A minor child: the home can’t be left by will at all. It passes by Florida law, and a minor’s share may need a guardian and court approval before a sale.
- A spouse and adult children, no valid gift to the spouse: the spouse usually gets a life estate (or can choose a half share), and the children own the rest. Everyone with an interest typically signs.
- Good news for heirs: a protected homestead generally passes free of the deceased owner’s creditors. Title companies often want a court order confirming homestead status before they’ll close.
When the Owner Lived Out of State
If the person who passed away lived in another state but owned a house in Florida, the Florida house usually needs its own Florida case, called ancillary administration, alongside the main probate back home. It adds a step, but the house can still be sold.
How Long It Usually Takes
| Situation | Typical time before the house can close |
|---|---|
| No probate needed (trust, joint owner, transfer-on-death deed) | A few weeks |
| Summary administration | Often 1 to 3 months |
| Formal administration | Often 3 to 12 months, sometimes faster to get authority to sell |
| Disputes between heirs or a contested will | Longer; depends on the court |
Once the estate can sign, our part is fast. Our recent inherited-house purchases closed about a month after the contract was signed.
Documents You’ll Need to Sell an Inherited House in Florida
You don’t need all of these on day one. Your attorney and our title company will tell you which apply.
- Certified copy of the death certificate
- The will or trust, if there is one
- Letters of Administration or an Order of Summary Administration from the court
- Court order determining homestead, if the house was the owner’s primary home
- The current deed (we can pull this for you)
- Mortgage statement or payoff letter, if there’s a loan
- Photo ID for every person who will sign
- Contact info for the probate attorney, if you have one
Missing something? That’s normal. We’ll help you figure out what’s missing and who to call.
What an Inherited House Costs You Every Month You Keep It
An empty inherited house is rarely free. These are the costs Florida heirs run into most.
- Higher property taxes. The owner’s homestead exemption ends when they pass away, and so does the Save Our Homes cap that kept the assessed value low. Unless a surviving spouse keeps it, or you move in and apply for your own homestead, the house is usually reassessed at full market value. The tax bill can jump a lot in a single year.
- Insurance. Florida homeowners insurance is expensive, and many policies don’t cover a vacant home. You may need a special vacant-property policy.
- Utilities, lawn and upkeep. Power, water, lawn care, pest control, and HOA dues keep coming whether anyone lives there or not.
- Mortgage payments. If there’s still a loan, payments are still due. Fall behind and the lender can start foreclosure, even while probate is open. (See our page on avoiding foreclosure.)
- Repairs that get worse. A small roof leak or a plumbing problem in an empty house can turn into mold or water damage fast, especially in Florida’s heat and storms.
Taxes When You Sell an Inherited House in Florida
| Tax | Does it apply? |
|---|---|
| Florida inheritance or estate tax | No. Florida has neither. |
| Federal estate tax | Only for very large estates. The exemption is $15 million per person in 2026. |
| Federal capital gains tax | Usually small. Inherited property gets a “stepped-up” basis, its value on the date of death, so a quick sale often has little or no gain. |
| Depreciation recapture | Only if you rented the house out after inheriting it and took depreciation. |
| Florida documentary stamp tax (deed transfer tax) | $0.70 per $100 of the sale price ($0.60 for single-family homes in Miami-Dade). Who pays it is negotiable. |
| Property taxes | Prorated to the closing date. |
Tax rules depend on your situation. Ask your CPA before you sell.
Listing It vs. Selling It to Us: What Comes Out of Your Pocket
| Cost | Listing with an agent | Selling to Reliable Home Buyers |
|---|---|---|
| Agent commissions | Often 5% to 6% | None |
| Repairs and updates | Usually needed to sell | None. We buy as-is. |
| Cleanout and junk removal | You handle it | None. Leave what you don’t want. |
| Monthly holding costs while it sits | Taxes, insurance, utilities, lawn | Stop when we close |
| Deals falling through | Inspections and buyer financing can kill it | We pay cash, so there’s no bank loan to fall through |
Common Inherited-House Problems We Solve
“My siblings and I don’t agree.” This is the most common one. One heir wants to keep it, one wants to sell, one just wants it handled. A firm cash offer gives everyone a real number to decide on, and every heir gets their share at closing. If you truly can’t agree, an heir can ask a court to divide or sell the property (a partition case). For family-inherited property, Florida’s Uniform Partition of Heirs Property Act protects the other heirs. Before any forced sale, they get the right to buy out the heir who wants to sell, at a value the court sets. It works, but it’s slow and expensive, so it’s worth sitting down together with a real offer first.
“I live out of state.” You don’t need to fly in. We can see the house with a family member, a neighbor, or a lockbox. Paperwork can be signed electronically or with a mobile notary, and the title company can close by mail.
“The house is full of their belongings.” Take what matters to you and leave the rest. We buy the house as-is, contents included, so there’s no dumpster, no estate sale, and no weekends spent cleaning.
“It needs major repairs.” Old roof, outdated electrical, water damage, mold, foundation issues. We buy houses in any condition, and repairs are our cost, not yours.
“There’s still a mortgage, or it’s behind.” The loan gets paid off from the sale at closing. If payments have fallen behind or a foreclosure has started, time matters. Call us early.
“There are tenants in it.” We buy inherited rentals with tenants still living there, whether they pay on time or not.
“It’s a mobile home.” We buy mobile homes on owned land across Florida, too.
How Selling an Inherited House to Us Works
- Tell us about the house. Fill out the short form, or call us at 866-392-2177 We’ll ask about the property and where things stand with the estate.
- Get a fair cash offer. We look at the house (in person or by video) and give you a written offer with no obligation. Share it with your family and your attorney.
- Close when it works for you. We close with a local title company that handles probate sales. You pick the date, and the money goes to the estate or the heirs at closing.
Real Inherited Houses We’ve Bought in 2026
- 6** N St, Daytona Beach. An inherited house, still in probate, behind on the mortgage, and needing repairs. Signed contract September 22, closed October 21, less than a month later.
- 6** Poplar St, Auburndale. An inherited house sitting vacant, with the owner living out of state and the house needing work. Signed contract September 24, closed October 23, about a month later.
In October 2026 alone, we signed contracts on more than 20 inherited and probate houses across Florida, from Pensacola to Delray Beach.
Frequently Asked Questions About Selling an Inherited House in Florida
Can I sell an inherited house before probate is finished in Florida?
Often, yes. Once the court gives the personal representative authority, or the will gives them the power to sell, the estate can usually sign a contract and close. Your probate attorney can confirm when you’re ready.
Do all the heirs have to agree to sell?
It depends on how the house passed and what the will says. In many cases the personal representative can sell, but it goes much smoother when every heir is on board. We’re happy to talk with the whole family together.
Do I have to clean out the house first?
No. Take anything you want to keep and leave the rest. We handle it.
Will I owe taxes when I sell an inherited house in Florida?
Florida has no inheritance or estate tax. Federally, inherited property usually gets a stepped-up basis, so selling soon after often means little or no capital gains tax. Check with your CPA.
What if there’s still a mortgage on the house?
The loan is paid off from the sale at closing. If it’s behind, call us soon so we have time to work with the lender.
How fast can you close?
On your timeline. Our recent inherited-house purchases closed about a month after signing. The probate paperwork usually sets the pace, not us.
Do you charge fees or commissions?
No. There are no agent commissions and no fees to work with us. The offer we make is what we pay.
Let’s Take the Inherited House Off Your Plate
You didn’t ask for this house, and you don’t have to figure it out alone. Fill out the form, or call us at 866-392-2177 We’ll give you a fair, no-obligation cash offer and an honest answer about your options. Reliable Home Buyers has been named to the Inc. 5000 two years in a row, and we buy inherited houses in every corner of Florida.
We buy inherited houses across Florida, including: Tampa · Orlando · Jacksonville · Melbourne · Daytona Beach · Sarasota · West Palm Beach · Fort Myers · Ocala · Pensacola
More help for heirs: Selling an inherited home fast in Southwest Florida · How foreclosure works in Florida · Should you rent or sell a problem property?
Disclaimer: This page is general information, not legal or tax advice. Reliable Home Buyers is a home buying company, not a law firm. Please talk to a Florida probate attorney and a CPA about your situation.