Last updated September 4, 2026
Probate and inherited property, Deerfield Beach
Probate and Inherited Property in Deerfield Beach, Florida
What is different about selling an estate's home in Deerfield Beach, what the personal representative can and cannot sign, and the one number the estate needs before anything is listed. Written for families and the attorneys who represent them.
See what the property is worth
A written opinion of value for the estate, from Gia Freer. Not legal or tax advice; we work alongside the estate's attorney.
Short answer: the property most Deerfield Beach estates receive is a 55-plus condominium, and it is worth a median $104,000 to a buyer who pays cash 86% of the time. 428 of the 819 condominium sales in this city over the last twelve months were age-restricted. Families expecting a South Florida windfall should have that number before they make plans, and the estate should have the association's finances before it sets a price.
What the estate is most likely holding
| Deerfield Beach condos and townhouses closed in the last twelve months | Age-restricted (55-plus) | Not age-restricted |
|---|---|---|
| Closed sales | 428 | 391 |
| Median closing price | $104,000 | $289,000 |
| Median days to go under contract | 92 | 59 |
| Median year built | 1977 | 1984 |
| Buyers paying cash | 86% | 38% |
| Buyers using a conventional mortgage | 13% | 49% |
Based on information from BeachesMLS, retrieved September 4, 2026. 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.
Two things follow for an executor. First, the price expectation: $104,000 is the middle of this market, not a distress figure, and a family working from the city's $535,000 house median will be disappointed by an honest opinion of value. Second, the buyer: there is no financed-buyer pipeline to wait for. Almost nine in ten of these sales are cash, which is faster and cleaner, but it also means the buyer deducts a known assessment from the offer in full rather than folding it into a loan.
That is why we ask for the association's most recent financial statement and reserve schedule, and the written balance of any assessment charged to the unit, before we price anything. In a building whose median year is 1977, structural inspection and reserve funding obligations are live questions, and on a $104,000 unit a five-figure assessment is a large fraction of the entire inheritance.
The estate is paying for every week
| Deerfield Beach | Single-family homes | Condos and townhouses |
|---|---|---|
| On the market today | 108 | 548 |
| Listed more than 180 days | 15 | 112 |
| Closed in the last twelve months | 413 | 819 |
| Median closing price | $535,000 | $175,000 |
| Median days to go under contract | 43 | 75 |
| Months of supply at the current pace | 3.1 | 8.0 |
Based on information from BeachesMLS, retrieved September 4, 2026. 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.
| Time to go under contract | Houses: share, and cut from original ask | Condos: share, and cut from original ask |
|---|---|---|
| Within 30 days | 36%, cut 1.7% | 25%, cut 4.5% |
| 31 to 90 days | 39%, cut 5.6% | 32%, cut 8.0% |
| 91 to 180 days | 16%, cut 7.4% | 21%, cut 15.4% |
| More than 180 days | 8%, cut 7.1% | 21%, cut 18.5% |
Based on information from BeachesMLS, retrieved September 4, 2026. 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.
One in five Deerfield Beach condominium sales takes more than six months and closes 18.5% below its original asking price, the steepest stale-listing penalty we have measured anywhere. On a $104,000 unit, with dues running the whole time, that is most of what the estate was hoping to distribute. The way to avoid it is an honest price in week one, which is unglamorous advice supported by the strongest evidence on this page.
Clear it out, do not rebuild it
| Closed in the last twelve months | Houses sold as-is | Houses, standard | Condos sold as-is | Condos, standard |
|---|---|---|---|---|
| Closed sales | 193 | 92 | 480 | 144 |
| Median price per square foot | $317 | $329 | $180 | $205 |
| Median days to go under contract | 42 | 24 | 74 | 54 |
Based on information from BeachesMLS, retrieved September 4, 2026. 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.
Most estate sales here are as-is: 480 of 624 condominium sales where the condition was reported. The gap is about 12% per square foot on a condominium and about 4% on a house, and a renovation on a 1977 unit generally costs more than that while the estate carries the property. Empty and clean is worth doing. New kitchens usually are not.
The order of operations, and who does what
The estate opens, the court appoints a personal representative, letters of administration issue, and only then can anyone sign. The Broward County timetable, the summary administration threshold and the paperwork an estate needs are in probate and inherited property in Broward County, and the wider process is on our South Florida probate hub. If the property is worth less than what is secured against it, see short sales in Deerfield Beach. For the ordinary route, see selling in Deerfield Beach.
We do not give legal advice and we do not prepare court filings. The estate's attorney does that. Gia Freer, our Broker of Record, has been licensed in Florida since 2000 and prepares every opinion of value personally.
Real-estate process only. This is not legal advice and it is not tax advice. Appointment of a personal representative, creditor claims, homestead determinations and tax basis questions belong with a Florida probate attorney and a CPA. We work with both every week and can refer you.
Start with the number
Gia Freer prepares a written comparative market analysis from our own BeachesMLS data, current or as of a date of death, with the comparables named and the adjustments shown.
The same Broward County process, with each city's own house and condominium figures: probate real estate in Margate; probate real estate in Pompano Beach; probate real estate in Coral Springs; probate real estate in Tamarac; probate real estate in Fort Lauderdale; probate real estate in Hollywood.
Deerfield Beach probate property questions
Can I sell an inherited Deerfield Beach property before probate is finished?
Usually the sale closes during probate rather than after it. A personal representative appointed by the court can list and sell, and depending on how the estate is opened the sale may need court authority or the beneficiaries' joinder. What you cannot do is sign a contract before anyone has authority to sign it. The order is: open the estate, get letters of administration, then list. This is real-estate process information and not legal advice; a Florida probate attorney confirms what your estate requires.
What is an inherited 55-plus condominium in Deerfield Beach actually worth?
Less than most families expect, and the figure is worth knowing before anyone makes plans. Age-restricted condominiums here closed at a median $104,000 over the last twelve months, against $289,000 for condominiums that are not age-restricted and $535,000 for houses. 428 of the 819 condominium sales in the city were age-restricted, so this is the typical Deerfield Beach estate property rather than an unusual one.
Who buys these units, and how does that affect the estate?
Cash buyers. 86% of buyers in the age-restricted communities paid cash and only 13% used a conventional mortgage, against 38% cash in the rest of the condominium market. For an estate that is mostly good news: no appraisal contingency and no lender delay. It also means the buyer deducts any known assessment from their offer in full, on the spot, so the association's numbers have to be on the table before the price is set.
How long will an inherited Deerfield Beach property take to sell?
Houses took a median 43 days to go under contract over the last twelve months. Condominiums took 75, and age-restricted units took 92. There is 3.1 months of house supply and 8.0 months of condominium supply. An estate holding a 55-plus unit should budget several months of dues, taxes and insurance, and should say so to the beneficiaries at the start rather than in month four.
What does the estate need from the association?
Two documents, before pricing: the most recent financial statement and reserve schedule, and the written balance of any assessment charged to the unit. The median age-restricted building here dates from 1977, so structural inspection and reserve funding obligations are live questions in a great many of them. On a $104,000 unit a five-figure assessment is a large share of the whole value, and what is owed to the association is cleared at closing alongside any mortgage.
Should the estate clear out and renovate the unit first?
Clear it out, yes. Renovate, rarely. Condominiums sold as-is here closed at $180 per square foot against $205 standard, which is about 12%, but a renovation on an older unit routinely costs more than that gap and takes months the estate is paying for. Houses are a milder case: $317 as-is against $329, and 42 days against 24. Present the property clean and empty, price it honestly, and let the cash buyer price the work.
What is the property worth as of the date of death?
That is a different question from today's asking price, and it drives the tax basis. An estate generally needs an opinion of value as of the date of death supported by comparable sales from that period. In Deerfield Beach the comparable set has to respect the age restriction: a 55-plus unit and a non-restricted unit in the same neighborhood are $104,000 and $289,000 properties. We prepare a written comparative market analysis on that basis from our own BeachesMLS data.
What happens if the heirs disagree about selling?
Nothing, until it is resolved. We will not take a listing where the people entitled to the property have not agreed to sell it, because the contract falls apart later and the estate pays for the delay. If the heirs are deadlocked, that is a conversation for the estate's attorney first. We are happy to give everyone the same set of figures to argue over, which sometimes settles it.
What clients say
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
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