Frequently asked questions
Questions families ask us about probate and inherited houses
These are the questions we hear most on first calls, grouped by topic. If yours isn't here, call or text (727) 353-6206 and ask Alex directly.
The short version
- Grouped into five topics: the process, money, court and legal, heirs and family, and the house
- Short, plain answers, with links to our detailed guides
- We are not attorneys; legal answers are general information only
Before you read
Every estate is a little different. The answers below describe how things usually go in the Pinellas County probates we handle. For a deeper look at any topic, our guides go into much more detail, and our how it works page lays out the process step by step.
We are a home buying company, not attorneys. Nothing here is legal or tax advice. The estate's probate attorney, or your own attorney or CPA, can advise on your situation.
The process
How do I get started?
Call or text (727) 353-6206 with the property address, who passed, and what you know about the family. Alex answers personally, and there's no cost or obligation.
How long does the whole thing take?
For estates that qualify for summary administration, probate is often completed in 24 to 48 hours once the heirs sign, and closing usually follows about a week later. Formal administration, disputes, or a will that must be proven can take months.
How many times do you need to see the house?
Once. We do one walkthrough before making a written offer. A relative, neighbor, or lockbox is fine if you live out of town.
Can I sell before probate is finished?
You can sign a purchase agreement, but the sale can't close until the court has confirmed who has the right to sell. In the probates we handle, both happen on a coordinated timeline.
Money
Who pays for the probate?
We do, when we buy the house. The probate cost is typically about $3,000 for the attorney and court fees, and it is not deducted from the heirs' share.
Do the heirs have to bring any money to closing?
No. Back taxes, liens, code fines, and any mortgage are paid from the sale proceeds by the title company at closing.
How is your offer calculated, and is it full price?
Our cash offer is below full retail, reflecting that we pay probate and closing costs, buy as-is, and close quickly. If listing would clearly net your family more and you have time, we'll tell you.
Will I owe taxes on the sale?
Florida has no state inheritance or estate tax, and the tax basis of an inherited house usually resets to what it was worth on the day the owner died, which is why selling within a year or so tends to produce little or no taxable gain. Confirm with a CPA.
Court and legal
Do I have to go to court?
No. Heirs sign with a notary wherever they live, and remote online notarization is available. The attorney files electronically with the Pinellas County Clerk.
What is summary administration?
It's Florida's simplified probate under Fla. Stat. 735.201, available when the non-exempt Florida estate is $150,000 or less, or the person died more than two years ago. Protected homestead doesn't count toward the limit.
Does the judge set the price or the closing date?
Not in the probates we handle. The court confirms who the heirs are; the heirs decide the price and closing date.
Who is the probate attorney working for?
An independent licensed Florida probate attorney represents the estate. We pay the fee, but we are the buyer, not the attorney's client in the estate.
What should I do with the original will?
Florida law requires the original will to be deposited with the Clerk of Court within 10 days of learning of the death (Fla. Stat. 732.901). The attorney can help with this.
Heirs and family
What if there's no will?
Florida's intestacy law decides the heirs: spouse and children first, then parents, then siblings and their children, then more distant relatives. See our guide on inherited houses with no will.
What if one heir doesn't want to sell?
No one is forced to sign anything with us. We can often buy the share of an heir who does want to sell, and the others keep theirs.
Some heirs live out of state or overseas. Is that a problem?
No. We've closed with heirs across the country and in Romania and Russia, using local notaries, remote online notarization, and wires.
Am I responsible for my parent's debts?
Generally, heirs are not personally liable for a deceased person's debts. Valid debts are paid from the estate.
The house
Do I need to clean it out or make repairs?
No. Take the photos, papers, and keepsakes that matter, and leave the rest. We buy as-is, with no repairs and no clean-out.
Why did the property tax bill jump?
When the owner dies, the homestead exemption and Save Our Homes cap end, and the Pinellas County Property Appraiser reassesses the next year. Heirs can ask the Property Appraiser about their situation.
The house was damaged by Helene or Milton. Will you still buy it?
Yes. We buy storm- and flood-damaged homes as-is, including ones affected by the FEMA 50% rule in flood zones.
There's a reverse mortgage. What now?
Heirs typically have 30 days to tell the servicer their plans and about six months to sell or pay off, sometimes extended. It's non-recourse, so heirs don't personally owe any shortfall.
What kinds of property do you not buy?
We don't buy condos, co-ops, or mobile and manufactured homes. We do buy single-family homes, duplexes through fourplexes, small multifamily, commercial, and vacant lots in Pinellas County.
Keep reading
What probate costs in Pinellas County, and who pays for itA line-by-line look at Florida probate costs: filing fees by statute, attorney fees, publication, death certificates, ap…Read →Inherited a house with back taxes or liensInherited a Pinellas house with unpaid property taxes or code liens? How tax certificates and tax deeds work, the timeli…Read →Inherited a house with a reverse mortgageWhat heirs need to know when an inherited Florida house has a reverse mortgage (HECM): the 30-day notice, six-month time…Read →
We’re a home-buying company, not attorneys. This page is general information about Florida probate, not legal advice; an independent licensed Florida probate attorney represents the estate in every probate we pay for. Last updated November 2026.
When you’re ready
Probate and the sale, handled in one place
Call or text Alex. He’ll ask a few questions about the house and the family, explain your options plainly, and tell you honestly whether selling to us makes sense.
- We pay the probate cost, typically about $3,000
- For qualifying estates, probate is often complete in 24–48 hours
- Closing about a week later at a licensed Florida title company
- The court doesn’t set your price or closing date. You and your family do.
Timelines depend on the estate. Formal administration or a family dispute takes longer, and we’ll tell you upfront.
Tell us about the house
Share the address and the best way to reach you. Alex will follow up, usually the same day.