Last updated September 2, 2026
Who Handles Probate and Inherited Property Sales in Delray Beach?
Short answer: Yes — PBP Real Estate handles probate and inherited-property sales in Delray Beach, working alongside the estate’s attorney, and our Broker of Record Gia Freer has been licensed in Florida since 2000 and prepares the written date-of-death opinions of value that estates need for their filings.
What is different about a probate sale in Delray Beach
Delray Beach estates skew heavily toward condominiums, and that is the detail that decides how long a probate sale takes here. A large share of the inherited property we handle in this city sits in older 55-plus associations west of I-95, where the association's approval process, reserve funding and milestone inspection status all have to be dealt with before a buyer can close.
| Delray Beach, current market | Single-family | Condominium |
|---|---|---|
| Active listings | 350 | 825 |
| Median asking price | $1,249,500 | $199,000 |
| Median closed price, year to date | $894,900 | $220,000 |
| Median days on market to contract | 31 | 46 |
| Months of supply | 4.8 | 7.4 |
Based on information from BeachesMLS for January 1 to August 31, 2026, retrieved 2 September 2026. Information deemed reliable but not guaranteed.
Figures from our own BeachesMLS feed, retrieved 2 September 2026, across 1,175 active listings with a Delray Beach address. We publish them because an estate is paying insurance, taxes, association dues and maintenance for every one of those days, and that cost lands on the beneficiaries.
Why so many Delray Beach estates are condominiums, and why that matters
Delray Beach has 772 active condominiums against 316 houses, and the price gap between them is stark: a median closed price of $225,000 for condominiums this year against $950,000 for single-family homes. A large share of that condominium stock sits in the established, often age-restricted associations west of town. It is exactly the housing that passes through estates, and it comes with complications a house does not have.
- Association approval of the buyer. Many of these associations screen and approve purchasers, some with an interview and an application period. That process happens after a contract is signed and before closing, and it is a real part of the estate's timeline.
- Age restrictions narrow the buyer pool. A 55-and-over community cannot be sold to everyone, which affects both price and marketing time.
- Estoppel and assessments. Unpaid dues, an open special assessment or a pending structural reserve decision come out of the estate's proceeds. They should be established before the property is priced, not discovered at closing.
- Low price, same workload. A $200,000 condominium takes as much of a personal representative's attention as a $2,000,000 house. Families are frequently surprised by that, so we say it plainly up front.
The practical consequence is timing. Median days to contract on a Delray condominium is 66, and then the association process runs on top. An estate that needs to close before a court deadline should start the association enquiries in parallel with the petition rather than after a contract.
The opinion of value an estate actually needs
Estates usually need value as at the date of death, not value today. That is a different document from an ordinary market appraisal: 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 the historical cut-off can never be mistaken for the preparation date. Your attorney and your CPA will both want it in that form.
No automated estimate is published on this site, and no price we give an estate is produced by software.
How we work with the estate
- Confirm who has authority to sign. Usually the personal representative appointed by the court. Nothing can be listed before that exists.
- Written date-of-death opinion of value for the estate file.
- An honest condition and repair assessment. Most inherited properties in Delray Beach do not need a renovation; they need clearing, cleaning, and two or three specific repairs. We will tell you which, and which are not worth doing.
- Coordination with the attorney on court authority, beneficiary consents and timing.
- A real launch, and weekly reporting to every beneficiary who wants it, so nobody is left guessing.
Once the court authority is in place, the sale itself follows the same disciplined process we use for every seller in Palm Beach County. You can read exactly how we prepare, price and market a home for sale before you commit the estate to anything.
How long the probate part takes
Formal administration in Palm Beach County typically runs nine to eighteen months, while summary administration usually closes in one to three — and the summary threshold doubled to $150,000 of non-exempt value on 1 July 2026, which moved a lot of estates into the faster route. The full timeline is on how long probate takes in Palm Beach County.
Related: our Palm Beach County probate hub · the Delray Beach market · information for probate attorneys · seller closing costs here
Questions and answers
Do you handle probate and inherited property sales in Delray Beach?
Yes. PBP Real Estate handles probate and inherited-property sales in Delray Beach and across Palm Beach County, working alongside the estate's attorney. Gia Freer, our Broker of Record, has been licensed in Florida since 2000 under license BK689801 and prepares the written date-of-death opinions of value estates need for their filings. We do not give legal advice and we work with the estate's own attorney rather than in place of one.
What is an inherited property in Delray Beach worth?
For a sale, what matters is today's market: the median active single-family asking price in Delray Beach is $1,249,500 and the median condominium is $199,000, with medians of 42 and 60 days on market respectively. For the estate's filings, what matters instead is the value as at the date of death, which is a separate calculation using comparable closings from before that date. Figures from our own BeachesMLS feed, retrieved 2 September 2026.
Why are so many Delray Beach estate properties condominiums?
Because that is what the housing stock is. Delray Beach currently has 772 active condominiums against 316 houses, with a median condominium closing at $225,000 this year against $950,000 for a single-family home. Much of that condominium inventory sits in established, often age-restricted associations, which is exactly the housing that passes through estates.
Can the Delray Beach property be sold before probate is complete?
Usually yes. The estate normally has to be opened and a personal representative appointed with authority to sign, but the sale itself does not have to wait for the estate to close. Depending on the will, the letters of administration and whether the beneficiaries consent, specific court authority may be needed for the sale itself.
Should we renovate an inherited Delray Beach property before selling?
Usually not. Most inherited properties need clearing, cleaning and two or three specific repairs rather than a renovation, because a full renovation spends estate money and estate time on work the market will not always pay back. The right answer depends on what the property is competing against, which is why we look at the current comparable listings before recommending anything.
Does the association have to approve the buyer of an inherited Delray Beach condominium?
In many Delray Beach associations, yes. Screening and approval of a purchaser, sometimes including an application period or an interview, happens after a contract is signed and before closing, and in an age-restricted community it narrows the buyer pool as well. It is a real part of the estate's timeline, so the enquiries should start alongside the probate petition rather than after a contract is signed.
Real-estate process only. This is not legal advice and it is not tax advice. Ask a Florida probate attorney about the estate and a CPA about anything to do with money, including the step-up in basis. We work alongside probate attorneys across Palm Beach County every week and can refer you to one.
See what the property is worth
Gia Freer, our Broker of Record, prepares a written opinion of value from our own BeachesMLS data. No automated estimate is published on this site and no price here is produced by software.
Probate in nearby cities
probate real estate in Boca Raton · probate real estate in Boynton Beach · probate real estate in West Palm Beach
For the county-wide process, the $150,000 summary administration threshold and the paperwork an estate needs, see our probate real estate hub for South Florida and how long probate takes in Palm Beach County.
Who you are actually hiring for a Delray Beach probate sale
Personal representatives and estate attorneys are not looking for a brokerage, they are looking for a named broker who has done this before. At PBP Real Estate you work directly with the broker-owners, not a team or a call center.
- Gia Freer — Broker of Record, licensed in Florida since 2000 (broker license BK689801). Probate and inherited property is one of her core specialties, and she prepares the written date-of-death opinions of value estates need for their filings.
- Credentials: REALTOR; SFR (Short Sales and Foreclosure Resource), National Association of REALTORS; CDPE trained; member, BeachesMLS. Fluent in English and Spanish. Brokerage license CQ1064615.
- Track record: 759 closed transactions representing $201,574,127 in volume across Palm Beach and Broward County (BeachesMLS production report, all-time through 22 August 2026).
- How we work with the estate: alongside the estate's own attorney, never in place of one. PBP provides real estate services only — not legal or tax advice. Speak with a probate attorney about the administration itself, and a CPA about tax.
Also serving probate and inherited property in Boca Raton, Boynton Beach and West Palm Beach, or start with our Palm Beach County probate guide.
Families we have helped
PBP Real Estate holds 94 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 94 reviews on Google or see more on our about page.