Clear guides for heirs and personal representatives
Probate, taxes, family decisions, and the house itself — explained in plain English for people doing this for the first time.
Florida Probate
Florida Probate Costs: Court Fees, Attorney Fees, and Who Actually Pays
What Florida probate really costs — filing fees, the statutory attorney fee schedule, personal representative pay, appraisals — and why heirs don't…
Read more → Florida ProbateHow Long Does Probate Take in Florida — Really?
Honest Florida probate timelines: weeks for summary administration, commonly 6–12 months for formal, what stretches it longer, and what heirs can a…
Read more → Florida ProbateWhat a Personal Representative Can and Can't Do With Estate Property
A plain-English guide for Florida personal representatives: fiduciary duty, securing the house, self-dealing rules, signing authority, and staying …
Read more → Florida ProbateCan You Sell a House While Probate Is Still Open in Florida?
Often, yes. What Letters of Administration authorize, when court approval is needed, how a probate sale closes, and why many estates sell before pr…
Read more → Florida ProbateSummary vs. Formal Administration: Which Probate Track Applies to Your Family?
How Florida's $75,000 test and two-year rule decide between summary and formal probate, why homestead changes the math, and when the short track ba…
Read more → Florida ProbateHow Probate Works in Florida: Timeline, Costs, and Who's in Charge
A plain-English walkthrough of Florida probate — filing the petition, formal vs. summary administration, the personal representative's role, and wh…
Read more →Heirs & Family
When Heirs Can't Agree: Partition Actions on Inherited Florida Property
What a Florida partition action involves, why it is a last resort, protections for inherited heirs property, and the off-ramps families can try first.
Read more → Heirs & FamilyThe Long-Distance Executor: Settling a Florida Estate From Another State
A practical checklist for settling a Florida estate from out of state: securing the house, vacant-home insurance, nonresident PR rules, remote clos…
Read more → Heirs & FamilyBuying Out a Sibling's Share of an Inherited House in Florida
How Florida sibling buyouts work during and after probate, ways to agree on value, financing wrinkles with inherited homes, and what to do if it st…
Read more → Heirs & FamilyMultiple Heirs, One House: How Florida Families Decide
Who actually decides when several heirs inherit one Florida house, how to structure the family conversation, and the three realistic paths forward.
Read more →Money & Taxes
Keep, Rent, or Sell: The Real Math on an Inherited Florida Home
An honest ledger for each path with an inherited Florida house — keeping it, renting it out, or selling — with a round-number framework, not a verd…
Read more → Money & TaxesIs There an Inheritance Tax in Florida? (No — Here's What You Might Actually Owe)
Florida has no inheritance or estate tax. What heirs actually face: capital gains above stepped-up basis, property-tax reassessment, and carrying c…
Read more → Money & TaxesStep-Up in Basis: Why Selling an Inherited House Soon Often Means Little or No Tax
How the stepped-up basis rule works for inherited homes, a worked example with real numbers, and why heirs who sell soon often owe far less than th…
Read more →Selling Decisions
Selling a Home Held in a Living Trust: A Successor Trustee's Guide
How selling a Florida home from a living trust differs from probate — trustee authority, certification of trust, title requirements, and duties to …
Read more → Selling DecisionsHow to Vet a Cash Buyer for an Estate Property: 10 Questions to Ask
Ten direct questions that separate legitimate cash buyers from the rest — proof of funds, earnest money, assignment, probate experience, and more.
Read more → Selling DecisionsSelling an Estate House As-Is vs. Fixing It Up First
When renovating an inherited house genuinely pays, when it doesn't, the risks families underestimate, and how to compare bids by net proceeds and m…
Read more →The Property
Inherited a Tenant Along With the House: Florida Rules for Estates
When a Florida estate inherits a rental, the lease survives. What the estate owes the tenant, how rent and deposits work, and the options for selling.
Read more → The PropertyInherited a House With a Mortgage — or a Reverse Mortgage?
What happens to a regular mortgage or a reverse mortgage when a Florida homeowner dies, the deadlines heirs face, and the options for keeping or se…
Read more → The PropertyThe House Nobody Maintained: Selling an Estate Property With Years of Deferred Repairs
Why estate homes accumulate deferred repairs, why renovating during Florida probate usually backfires, and the honest math of as-is versus fix-then…
Read more → The PropertyClearing Out a Parent's Home: Keepsakes, Cleanouts, and What Can Stay
A gentle, practical approach to clearing out a parent's Florida home — what to save first, what cleanouts cost, and when the contents can simply stay.
Read more →Whenever Your Family Is Ready, We Are a Phone Call Away
There is no deadline on this conversation. Tell us about the property and where the estate stands, and we will explain what an as-is sale could look like — then give you room to decide.
- No obligation and no pressure — ever
- House can be sold as-is, belongings and all
- We coordinate with your probate attorney and title company
- BBB-accredited family business, A+ rating