Hernando · Pasco · Citrus · Hillsborough
Nobody plans for this. You've got a house you didn't ask for, probably in another town, probably full of someone's belongings, and a list of people who all have an opinion about it. I buy these as-is — including the ones where the paperwork was never sorted out.
Most people who call me about an inherited house are dealing with some combination of the same handful of problems. None of them are unusual, and none of them stop a sale.
This is the part that trips people up. Inheriting a house and being able to sell it are two different things. If the property was held in a trust, or titled so it passed automatically, you may be able to sell right now. If it was in the deceased person's name alone, Florida probate usually has to happen first — and that's less frightening than it sounds.
Florida has a shortened process called summary administration. As of July 1, 2026, an estate can qualify if the non-exempt assets are $150,000 or less — double the old limit — or if the person has been gone more than two years, regardless of value. Homestead property, two vehicles and some household goods don't count toward that limit. Summary administration typically runs a couple of months rather than the six to twelve that formal administration takes.
Which path your situation needs depends on facts I can't guess at from a web page. What I can tell you is that I've bought plenty of houses where probate hadn't been opened yet, and it's rarely the obstacle people assume it is.
You tell me the address and roughly what happened. I look up how the property is titled, what's owed against it, and what it's worth. That takes a day or two and costs you nothing — and you keep what I find whether you sell to me or not.
Then you get real options. Sometimes that's a cash offer. Sometimes it's getting the title cleaned up first, which I'll often cover the attorney cost on, because a property I can actually close on is worth more to me than one I can't. Sometimes the answer is that you'd net more listing it with an agent — and when that's true I'll say so instead of making you an offer.
Common, and not a dead end. Sometimes one person is ready to be done and the others aren't; in some cases I can buy a single heir's share. Sometimes there's a legal route to resolve a genuine deadlock. Tell me who's involved and what each person wants, and I'll walk you through what your options look like rather than guessing at it.
Please. People spend weekends they don't have hauling furniture to the dump before calling me, and it changes my offer by nothing. Take the photographs, the paperwork and anything that matters to you. Leave the rest exactly where it is.
I buy property for my own account. I'm not an attorney and nothing here is legal advice — for your specific situation, talk to a Florida attorney. I work with several and I'm glad to point you toward one.
Usually yes. Probate may still have to happen, but it doesn't have to happen before you talk to me, and it often doesn't have to happen at your expense. Depending on how long ago the death was and how the property was titled, there may be a shorter path than the one you're imagining.
Not a dead end. In some cases I can buy one heir's share. In others there's a legal route to resolve it. Tell me who's involved and I'll walk you through the options.
No. Take what matters to you and leave everything else — furniture, clothes, paperwork, a packed garage. I'll deal with it, and it doesn't change your number.
No. Whatever is owed gets paid off at closing out of the sale proceeds. It affects the math, not whether a sale can happen.
Nothing. No commissions, no listing fees, no repairs, and no charge for the research. My offer is what you net before whatever's owed on the property gets paid off.
A clean title can close in about two weeks. If probate or a title problem has to be resolved first, it takes as long as that takes — and I'll be honest with you up front about which one you have.
Address and a rough idea of the situation is enough to start. You don't need a death certificate, a will, or anything from an attorney.