Last updated September 3, 2026
Probate and Inherited Property in Broward County
Short answer: yes — PBP Real Estate handles probate and inherited property sales throughout Broward County, working alongside the estate’s attorney, and Broker of Record Gia Freer prepares the written date-of-death opinion of value the estate needs for its filings.
Broward estates run through the Seventeenth Judicial Circuit rather than the Palm Beach County court we work in most often, and the property side is different too: condominium inventory is deep here, so association mechanics and pricing decide how long an estate carries the property.
The court is not the same court
Broward probate is administered by the Seventeenth Judicial Circuit, which has its own local procedures and filing practice. If the family lives in Palm Beach County and the property is in Broward, or the estate’s attorney normally practices north of the county line, raise that early — the procedural details are not identical, and the sequencing of authority to sign is what sets the whole sale timetable. Nothing can be listed until the court has appointed a personal representative with authority, and we will not ask an estate to sign a listing before that exists.
What the Broward market is doing right now
| Broward County, 28 cities | Houses | Condos and townhouses |
|---|---|---|
| On the market today | 4,119 | 9,272 |
| Listed more than 90 days | 1,244 (30%) | 4,337 (47%) |
| Listed more than 180 days | 476 (12%) | 2,138 (23%) |
| Closed in the last twelve months | 12,498 | 11,318 |
| Closed below the original asking price | 80% | 90% |
Based on information from BeachesMLS, retrieved September 3, 2026, covering the 28 Broward County cities in our coverage area, over the twelve months to that date. Closed-sale figures cover the 27 of those cities whose closed data is complete in this pull; the remainder are excluded rather than counted as zero. Information deemed reliable but not guaranteed. Listings are provided for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
For an estate the second and third rows are the ones that cost money. Every one of those days is paid for in taxes, vacant-home insurance, association dues, utilities and maintenance, and it comes out of what the beneficiaries receive. Condominiums carry the heavier load here: 47% of the 9,272 on the market have already passed 90 days.
How long Broward sales actually took
| Broward County: how long closed sales took | Houses | Condos and townhouses |
|---|---|---|
| Sold within 30 days | 5,101 (41%), median cut 1.8% | 2,931 (26%), median cut 3.4% |
| 31 to 90 days | 3,763 (30%), median cut 5.5% | 3,522 (31%), median cut 7.2% |
| 91 to 180 days | 2,360 (19%), median cut 8.9% | 2,667 (24%), median cut 11.3% |
| More than 180 days | 1,274 (10%), median cut 11.2% | 2,197 (19%), median cut 15.9% |
Based on information from BeachesMLS, retrieved September 3, 2026, covering the 28 Broward County cities in our coverage area, over the twelve months to that date. Closed-sale figures cover the 27 of those cities whose closed data is complete in this pull; the remainder are excluded rather than counted as zero. Information deemed reliable but not guaranteed. Listings are provided for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
Read that as the estate’s calendar. Houses that closed from a contract found within 30 days gave up a median 1.8% against their original asking price; those that ran past 180 days gave up 11.2%. Condominiums run from 3.4% to 15.9%. Pricing to this evidence on day one is what produces a fast sale and the higher net, and the two are not in conflict. Note the survivorship: these are homes that eventually sold, so they understate what happens to homes that never do.
Inherited condominiums: establish the association numbers first
The single most common way a Broward estate sale slips is discovering association facts after a contract instead of before pricing. Four items should be in hand at the start:
- The estoppel figure and anything the association claims is owed by the estate.
- Any open or announced special assessment, and whether the seller or the buyer is expected to carry it.
- The reserve funding position, which buyers’ lenders now examine closely.
- Milestone inspection and structural reserve study status in older coastal buildings, plus the association’s own buyer approval process and how long it takes.
An estate that can answer those four questions on day one prices correctly and keeps its buyer. One that cannot loses weeks at exactly the point when a buyer is easiest to lose.
Waterfront property in an estate
A meaningful share of inherited property in eastern Broward touches water, and waterfront raises questions an inland sale never does: the condition and permitting of a seawall or dock, dockage rights and any lease attached to them, bridge clearance, and flood insurance history. None of these stop a sale. All of them slow one down if they surface late, and establishing and disclosing them up front is also the safer position for the personal representative.
The opinion of value an estate actually needs
Estates usually need value as at the date of death, not value today. Comparable closings are drawn from the six to twelve months before the date of death, and sales after that date are not used simply because they exist now. We state the effective date of value on the face of the document so a historical figure can never be mistaken for a current one, and we prepare the current opinion of value separately for the pricing decision. Your attorney and CPA will want both in that form. No automated estimate is published on this site, and no price we give an estate is produced by software.
Cities we cover
We track 28 Broward cities in our own market data and work throughout the county, with the deepest firsthand experience on the eastern coastal side. Detailed local pages: probate and inherited property in Tamarac · probate and inherited property in Margate · probate and inherited property in Hollywood · probate and inherited property in Deerfield Beach · probate and inherited property in Pompano Beach · probate and inherited property in Coral Springs · probate and inherited property in Fort Lauderdale, and market coverage for Coconut Creek, Coral Springs and Lighthouse Point. If an estate would be better served by a broker who works one specific submarket every day, we will say so.
Where to go next
If the estate is weighing a cash offer against listing, read probate house buyers and what a listed sale nets. For the process itself, see whether you need probate to sell a parent’s house in Florida, how long probate takes, and our full guide to selling a probate or inherited house.
Who is doing the work
Gia Freer, our Broker of Record, has been licensed in Florida since 2000 and prepares every opinion of value we issue personally. PBP Real Estate handles the real-estate side of an estate only; we do not practice law, and we are paid out of the closing when the sale completes.
Real-estate process only. This page explains how estate property sales work in practice. It is not legal or tax advice and it does not create an attorney-client relationship. Appointment of a personal representative, the form of administration, creditor claims and homestead questions belong with a Florida probate attorney, and tax basis questions with a CPA. We work with both every week and can refer you.
Start with a written opinion of value
Every decision an estate makes turns on what the property is actually worth. Gia Freer prepares a written opinion of value by hand from our own BeachesMLS data, with the comparable sales attached, and states the effective date of value on the face of it so a date-of-death figure can never be mistaken for a current one. No automated estimate is published on this site.
Request an opinion of value or call (561) 395-8418. There is no cost to the conversation and we will tell you if the estate does not need us yet.
Selling in a specific situation in Broward County, each with its own measured page: behind on the mortgage; liens or code violations; selling during a divorce; a vacant house; storm damage; delinquent property taxes; a rental with tenants.
Broward County probate property questions
Who handles probate property sales in Broward County?
PBP Real Estate does, working alongside the estate's attorney. Our Broker of Record Gia Freer has been licensed in Florida since 2000 and prepares the written date-of-death opinion of value estates need for their filings. Broward estates are administered through the Seventeenth Judicial Circuit, a different court from our Palm Beach County work, so we coordinate with the attorney handling the case rather than assuming Palm Beach practice.
How long does it take to sell an inherited house in Broward County?
The court timetable usually binds first: nothing can be listed until someone holds authority to sign. Once on the market, 41% of Broward houses that closed in the last twelve months found a contract within 30 days and 10% took more than 180 days. Condominiums are slower again, 26% inside 30 days, and the association's buyer approval adds time after a contract is signed.
What is different about an inherited condominium in Broward?
Association mechanics decide the outcome. The estoppel figure, any open special assessment, the reserve funding position, the milestone inspection status in older coastal buildings and the association's own buyer approval process all have to be established before pricing, not after a contract. There are 9,272 condominiums on the market across the Broward cities we cover and 47% of them have been listed more than 90 days, so a unit that cannot answer those questions waits.
What kind of written opinion of value does the estate need?
That is a question for the estate's attorney and CPA, and the answer depends on the filing. What we provide is a written broker opinion of value with the comparable sales attached and the effective date of value stated on its face, prepared for either the date of death or today. If your CPA requires a formal report from a licensed professional for a federal filing, we will say so rather than substitute our document for it.
Can the property be sold as-is?
Yes, and most estate property is. Condition is disclosed, the buyer inspects, and the estate is not obliged to renovate. Cleaning, access and photography usually return more than repairs do, and we will run that comparison with you before the estate spends anything.
Which Broward cities do you cover?
All of them, with the deepest firsthand experience in Fort Lauderdale and the eastern coastal cities. We currently track 28 Broward cities in our own market data, and we will tell you plainly if an estate is better served by a broker who works a specific submarket every day.
Families we have helped through an estate sale
PBP Real Estate holds 96 Google reviews at an average of 5.0 out of 5. Every quote below is a verbatim excerpt from a public review on that profile, shortened only where marked.
Gia and John from PBP Real Estate exceeded expectations in selling my mother's Delray Beach condo, which had previously failed to sell with another firm. Despite being in New York, I experienced excellent communication and responsiveness via phone, text, and email, making the remote process, including the closing, stress-free.
★★★★★ Robert S. · Google review, December 2024
I needed to sell my mothers home from out of state and Gia made the whole process very easy. She helped me getting the right people to get the house emptied and cleaned.
★★★★★ Roger D. · Google review, December 2024
We live in Ohio and had to sell a home in South Florida that needed a lot of work. She is extremely knowledgable and very helpful when it came to what should be done and what could be left alone to get us the most profit. Gia has a large network of reliable contractors.
★★★★★ A Google reviewer · Google review, April 2020
Read all 96 reviews on Google or see more on our about page.