We buy inherited houses anywhere in Florida — and we pay for the probate.

Usually, yes — if the house was in the deceased person’s name alone. Florida does not let you transfer real estate with the small-estate paperwork used for bank accounts and cars, so a house almost always needs either summary administration (a shorter court process for estates worth $150,000 or less under the 2026 law, or when the person has been gone more than two years) or formal administration (the full process, with a personal representative). The exceptions are houses that pass outside probate: a revocable trust, a lady bird (enhanced life estate) deed, joint ownership with right of survivorship, or a surviving spouse on the deed. If you’re not sure which applies, tell us what you know and we’ll help you figure it out.

Yes. We sign a purchase agreement with the estate now, the estate’s attorney (we pay the fee) opens or finishes the probate, and we close as soon as the court authorizes the sale. You don’t have to wait until the estate is closed to get a firm price and a firm plan. If probate hasn’t started, the attorney is engaged within 24 hours of the signed agreement.

In almost every purchase, we pay the probate attorney’s fees, the court filing fees, and the cost of publishing the notice to creditors. The attorney represents the estate — its personal representative, usually one of the family — not us; we just pay the bill. It is not deducted from your proceeds and you never get an invoice. The only time we can’t cover it is a contested estate where litigation, not probate, is the real cost; we’ll tell you that up front.

Summary administration commonly takes about one to three months. Formal administration commonly takes six to twelve months, because the estate has to publish a notice to creditors and wait out a three-month claim period, then inventory, account, and close. Contested estates take longer. We can’t speed up the court, but we can make sure nothing sits on anyone’s desk — and we lock in your price on day one so the wait costs you nothing.

It depends on the house and on you. A cash offer is below full retail price in exchange for speed, certainty, no repairs, no clean-out, no months of showings — one walkthrough with us — and no probate bills. For a house in great shape with heirs who have time and money to carry it, listing can net more, and when that’s true we’ll say so — we put a net-to-net comparison in writing with every offer. For a house that needs work, has liens, has belongings in it, has heirs in three states, or just needs to be done, a direct sale can net closer to a listing than families expect, with far less stress.

Yes. Once title has passed to the heirs, each heir owns an undivided fractional interest as a tenant in common and can sell it without the others’ permission. We buy partial interests — a half, a third, a sixth — and pay you for your share now. We can also buy out some heirs today and the rest later when they’re ready. Florida’s heirs-property law (the Uniform Partition of Heirs Property Act) protects your relatives too: if co-ownership ever has to be resolved in court, they get the first right to buy out a share at appraised value, and any sale is on the open market rather than at auction. Read more on selling your share of an inherited house.

You are not alone — most of the estates we buy have at least one disagreement in them. We’ll talk with each heir separately if that helps, give everyone the same written offer, and answer every question honestly. If some heirs want to sell and others don’t, we can buy the shares of the ones who are ready. See selling with multiple heirs.

No. Everything can be done remotely. A relative, neighbor, or lockbox gets us into the house for the walkthrough, the attorney handles the court, and you sign closing documents with a mobile notary wherever you live — we’ve closed with heirs in Europe. Your proceeds are wired by the title company. See selling a Florida house from out of state.

We’ll give you a specific number after seeing the house, and we show the math: the value of the house after it’s fixed up, minus repairs, minus the carrying and selling costs we take on, minus our margin. Our offer is below what a perfect, empty, repaired house would list for — that difference pays for the speed, the certainty, the probate, and the work. We never charge fees or commissions, and we pay normal closing costs.

Florida has no estate tax and no inheritance tax. For federal purposes, inherited property gets a “stepped-up basis” to its fair market value on the date of death, so if you sell for roughly that value there is usually little or no capital gain. The estate itself may owe income tax if it sells for much more than the date-of-death value. We’re not tax advisors — please read taxes when you sell an inherited house and confirm with a CPA.

No. Take the photos, the letters, the things that matter to you, and leave the rest — furniture, clothes, the garage, all of it. We handle the clean-out after closing. Many families take weeks to go through belongings; we close on your schedule, not ours.

No. A conversation and a written offer are free, and you can take as long as you need. If you decide to list instead, keep the house, or go with another buyer, there are no hard feelings and no fees.