Waiting for probate to finish can take 6-12 months while bills pile up and heirs wait. We buy houses directly from estates — start the sale now, close when the court approves.
No obligation. No fees. Response in 24 hours.
When a loved one passes away in Florida and leaves behind a house, the property typically enters probate — a court-supervised process that can drag on for months while taxes, insurance, and HOA fees pile up on an empty house. The good news: you don't have to wait for probate to fully close before selling. We've closed dozens of pre-probate and active-probate sales across Broward and Miami-Dade counties.
Florida recognizes two main probate administration types. Which one applies determines your timeline:
The Personal Representative (PR) — sometimes called the executor or administrator — is the person legally authorized to act on behalf of the estate. If you've been named in the will, or you've petitioned the court to serve in this role, you're the one with authority to enter into a purchase agreement for the deceased's property.
Once the court issues you Letters of Administration (or Letters Testamentary when there's a will), you have the legal authority to negotiate a sale. Final closing typically requires a separate court order — and we've done this process dozens of times. Our team knows exactly what forms the court needs, what timeline to expect, and how to coordinate seamlessly with your probate attorney.
Waiting for probate to fully close before listing costs the estate money every single month. Here's what holding a Florida probate home actually costs:
By starting the sale during probate rather than after, heirs get their inheritance sooner, the estate stops bleeding money, and the Personal Representative can close the probate administration faster with cash proceeds already distributed.
A simple, proven process designed around your situation.
Whether you've filed the Petition or already hold Letters of Administration, we can start the process. Many of our probate sales close within weeks of the court granting PR authority.
We've closed dozens of probate sales and know the court paperwork inside out. We coordinate directly with your probate attorney so you don't have to translate — we've already been through it.
We evaluate the property as-is. No cleanout, no repairs, no showings. Leave Dad's tools in the garage and Mom's china in the cabinet — we handle everything after closing.
Once we have a signed contract, the court reviews and approves the sale (typical 30-60 days). Our title company handles court filings, and closing happens as soon as the judge signs off.
Carlos Delgado Sr. passed in early 2026, leaving a 2-bedroom home in Kendall to his three adult children. None lived in Florida — they were in New York, Georgia, and Puerto Rico. The house was fully furnished, hadn't been updated since 1995, and had an outstanding HELOC of $47,000.
Carlos Jr. petitioned to be Personal Representative and received Letters of Administration 5 weeks after filing. He called us the day he got the letters. Their probate attorney estimated formal administration would take another 8 months to complete.
We made a cash offer of $312,000 within 24 hours. After paying off the HELOC, closing costs, and creditor claims from the sale proceeds, the estate netted $258,600 in cash — distributable to the three heirs via the probate court. All three siblings signed electronically from their respective locations. We coordinated with their attorney, filed the Petition for Authority to Sell, waited 38 days for the judge to sign off, and closed.
We specialize in situations other buyers won't touch.
We've closed sales under both Summary and Formal Administration. We know the forms, the timelines, and the quirks of Broward and Miami-Dade probate courts.
Letters of Administration, Petition for Authority to Sell, creditor claims, inventory filings — we've handled every document and know how to work with it.
The house is full of Grandma's belongings? Leave everything. We clear the property at no cost to the estate after closing.
We've handled sales with 2, 5, even 9 co-heirs spread across states and countries. Electronic signing, remote closings, zero travel required.
Unpaid medical bills, reverse mortgages, IRS liens — we handle these through the sale proceeds at closing so the estate distributes clean cash.
You're grieving. We move at your pace. No pressure, no artificial deadlines from us — only the timelines the court imposes.
Whether you were just appointed Personal Representative or you're months into formal administration, we make probate sales simple. Fair cash offer in 24 hours.
No obligation. No fees. Response in 24 hours.
Local cash buyers serving every city in Miami-Dade and Broward — fast offers, no fees, no commissions.
