Do I need to go through probate to sell my parents' house in Florida?

Usually yes, but not always. If the home was held jointly with rights of survivorship, in a living trust, or under an enhanced life estate deed (often called a lady bird deed), it can pass outside probate. Otherwise the estate needs court authority before anyone can sign a deed.

Title is what actually decides it. Until an heir or personal representative has legal authority to sign, no title company will insure the sale, which means no buyer can close. As of July 1, 2026, Florida's summary administration threshold rose to $150,000, and estates where the owner died more than two years ago can qualify regardless of value.

We work alongside your probate attorney on timing, valuation and marketing. This is general real estate information, not legal advice - ask an attorney about your specific estate.

How long does probate take in Palm Beach County?

Summary administration commonly runs a few weeks to a couple of months. Formal administration more often runs several months to a year, longer if there is a dispute, a creditor problem or an out-of-state personal representative.

The practical point for selling: much of the preparation - cleanout, valuation, photography, pricing - can happen while the case is still open, so the home is ready to go to market the day authority is granted rather than months later. More detail in our guide to selling a parent's house through probate.

Do you provide valuations for estates and date-of-death purposes?

Yes. We prepare written opinions of value as of a specific date, including a date of death, built from verified comparable sales rather than an automated estimate. Estates use these for accounting and cost-basis purposes.

Consult your CPA and attorney on tax treatment. We provide the real estate valuation; they handle the tax position.

The house is empty and insured under my late parent's policy. Is that a problem?

It can be. Many homeowners policies restrict or void coverage once a property is vacant, and a vacant Florida house carries real risk from water intrusion, storms and break-ins. Ask the carrier directly whether a vacancy endorsement is required.

This is one of the first things we raise with families, because an uninsured loss during probate can cost more than the entire commission on the sale.

Who pays for owner's title insurance in Palm Beach County?

In Palm Beach County the seller customarily pays for the owner's title insurance policy. This is the opposite of Broward County, where the buyer customarily pays.

It matters more than people expect. If you are selling in Boca Raton and buying in Fort Lauderdale, the custom flips on you mid-transaction and changes both numbers. Custom is not law, either - it is negotiable in the contract.

What does it actually cost to sell a house in Florida?

Plan on brokerage compensation, owner's title insurance and closing agent fees, documentary stamp tax on the deed, prorated property taxes, any municipal lien or estoppel fees, and repairs negotiated after inspection.

Rather than a percentage rule of thumb, we prepare a line-by-line net sheet for your specific property and price so you know what you keep, not what you gross. Full breakdown in what it costs to sell a house in Florida.

What does a comparative market analysis cost?

Nothing, and there is no obligation to list with us. We prepare a written analysis from recent verified sales, current active competition and the absorption rate in your specific neighborhood.

It is a real analysis rather than an automated estimate. Automated values work from public records and cannot see your renovation, your view, your lot, or the condition of the house that sold two doors down. Start with a free home valuation.

My listing expired without selling. What should I do differently?

Expired listings almost always come down to price, presentation, access or marketing reach - usually more than one. The fix starts with an honest read of the showing and feedback record, not a new sign in the yard.

We look at what the market told you while the home was listed, then rebuild pricing and presentation from evidence. See why listings expire in Palm Beach County.

Should I make repairs before listing?

Some, not all. Anything that reads as deferred maintenance to a buyer or a home inspector is usually worth addressing; large discretionary remodels rarely return their cost at sale.

The roof, the air conditioning and any active water issue matter most in South Florida, because they drive both insurability and financing. We walk the house with you and tell you plainly what to do and what to leave alone.

Do you handle short sales?

Yes. Broker of Record Gia Freer has two decades of short sale and distressed-property experience in South Florida, including direct lender negotiation, and holds the Certified Distressed Property Expert designation.

If you owe more than the home is worth there are usually more options than people expect. The conversation is confidential and there is no pressure.

Can you help if I am behind on my mortgage or facing foreclosure?

Yes, and earlier is materially better, because options narrow as a case moves through the court. Even after a filing there is normally more time and more choice than owners assume.

We will walk you through what a sale looks like on your timeline and what the alternatives are. We are not investors and we are not buying your house - we represent you.

Are you going to make me a cash offer for my house?

No. We are a brokerage, not a buyer. Our job is to get you the best available outcome in the open market, which is a fundamentally different interest from a company whose profit depends on paying you less.

If a cash sale genuinely serves you best, we will tell you, and we can put competing cash offers in front of you so you can compare them properly.

How much do I need for a down payment?

It depends on the loan, not on a rule of thumb. Conventional financing can start near 3 to 5 percent for qualified buyers, FHA near 3.5 percent, and VA loans can require nothing down. Condominiums and investment properties usually require more.

The bigger South Florida issue is the money around the down payment: closing costs, insurance and, in a condominium, reserves and assessments. See down payments for first-time buyers here.

Why is home insurance so expensive in Florida, and what affects my quote?

Roof age and material, the year of construction, wind mitigation features, flood zone, distance to the coast and claims history drive most of the difference between two otherwise similar homes.

Get a real quote during your inspection period rather than after, because insurance can change what you can afford or whether a lender will close. Details in why Florida insurance costs what it does.

Do you work with waterfront and boating-access homes?

Yes, and the technical details decide value: vessel length, water depth at low tide, fixed-bridge clearance between the dock and the ocean, seawall age and condition, dock permits, flood zone and insurance.

A canal home with a fixed bridge at fourteen feet is a different asset from an identical house with open access, and it should not be priced or offered on as though they are the same.

Some communities have a mandatory club membership. How does that work?

In several Palm Beach County country-club communities, buying a home requires joining the club, which adds an initiation obligation and ongoing dues on top of the HOA. In others, membership is optional.

We will tell you which communities carry a mandatory requirement before you fall in love with a house. For current amounts, we point you to the association directly - published figures go stale, and this is a number you want in writing from the source.

Who is the broker, and what is your license number?

Gia Freer is Broker of Record and co-owner, licensed in Florida for twenty-six years. PBP Real Estate, LLC is a licensed Florida real estate corporation, license CQ1064615, at 700 NW 7th Drive, Boca Raton, FL 33486.

We generally operate as a transaction broker, the default brokerage relationship in Florida. If you want single agent representation, ask us and we will explain the difference before you sign anything.

What areas do you cover?

Palm Beach County is our core market: Delray Beach, Boynton Beach, Lake Worth Beach, Highland Beach, Gulf Stream, Palm Beach, West Palm Beach and Boca Raton, where our office is.

We work in Broward County as well, and we are candid when a property sits outside the market we can genuinely serve well.

Does anyone at your office speak Spanish?

Yes. Broker/Owner Gia Freer is fluent in Spanish and handles transactions in both English and Spanish, including the paperwork conversation, which is where language matters most.

How long have you been in business?

PBP Real Estate has served Palm Beach County since 2006, and it is independently owned - not a franchise. Our focus is the seller-side and estate work that needs judgment rather than volume.

More about the firm on our about page, and how we work with sellers on our selling page.

Still have a question?

Ask a broker rather than an algorithm. We answer estate, distressed-sale and pricing questions with no obligation and no sales pressure.

What’s My Home Worth?Talk to Gia

Related: Selling your home  |  Probate real estate  |  Palm Beach County market report  |  Buying a home