Last updated September 2, 2026
Who Handles Probate and Inherited Property Sales in Palm Beach Gardens?
Short answer: Yes — PBP Real Estate sells probate and inherited property in Palm Beach Gardens, alongside the estate’s own attorney. Gia Freer, our Broker of Record, has been licensed in Florida since 2000 and prepares the written date-of-death opinion of value the estate needs for its filings. Palm Beach Gardens estates are usually higher-value than the county average — the median single-family closing here is $1,109,000 year to date — which raises the cost of getting the date-of-death figure wrong.
What is different about an inherited property in Palm Beach Gardens
Palm Beach Gardens is a north-county city built around planned communities, many of them gated and a number of them golf communities with their own membership structures. For an estate this creates a specific sequence of work that does not arise in most of the county.
- Community documents come first. Estoppel figures, transfer or approval requirements, capital contribution or transfer fees payable at closing, and any open assessment. Each has its own turnaround, and together they are the most common avoidable delay in a Gardens estate sale.
- Membership is a separate question from the house. Where a community carries a mandatory membership, the terms, the transfer treatment and any refundable deposit are governed by that club’s own documents, and they differ from community to community. We read the documents for the specific community rather than assume; we do not publish fee figures for mandatory-membership clubs.
- The value spread is wide. Active single-family asking prices here have a median of $1,499,000 against a median closing of $1,109,000 year to date, which tells you the top of the market lists long and the middle transacts. An estate priced off the asking prices it can see online, rather than off closings, will sit.
| Palm Beach Gardens, current market | Single-family | Condominium and townhouse |
|---|---|---|
| Active listings | 305 | 201 |
| Median asking price | $1,499,000 | $410,000 |
| Median closed price, year to date | $1,109,000 | $410,000 |
| Closed sales, year to date | 827 | 419 |
| Median days on market to contract, year to date | 51 | 42 |
| Median close price as a share of list | 96% | 96% |
| Months of supply | 4.1 | 5.7 |
Based on information from BeachesMLS for August 2026 and for January 1 through August 31, 2026, retrieved 2 September 2026. Information deemed reliable but not guaranteed. Listings permitted for internet display.
An estate pays insurance, taxes, association dues, club dues where they apply, and maintenance for every one of those days on market. At Gardens price levels that carrying cost is not a rounding error, and it comes out of what the beneficiaries receive.
Why the date-of-death figure matters more here
Palm Beach Gardens single-family homes closed at a median of $1,109,000 year to date, against $992,500 for the same period last year, across 827 closings. When values move at that level, the gap between the value on the date of death and the value on the day the estate finally lists can be substantial — and those are two different numbers with two different uses. The estate’s filings need the historical one. The listing decision needs the current one. Producing only one of them, or producing the wrong one, is the error we see most often in higher-value estates.
We state the effective date of value on the face of the document so the historical cut-off cannot be mistaken for the preparation date. Comparable closings for a date-of-death opinion are drawn from the six to twelve months before that date, and later sales are not used simply because they exist now. 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, with the effective date stated.
- Community and club documents requested immediately — estoppel, transfer requirements, fees due at closing, open assessments, and how membership is treated on a transfer.
- An honest condition and repair assessment. Most inherited Gardens properties need clearing, cleaning and a short list of targeted repairs rather than a renovation; at this price level presentation and roof and impact-protection status usually matter more than a new kitchen.
- Coordination with the attorney on court authority, beneficiary consents and timing.
- A real launch, with weekly reporting to every beneficiary who wants it.
Once court authority is in place, the sale 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.
Where the probate part happens, and how long it takes
A Palm Beach Gardens property is administered in the probate division of the Fifteenth Judicial Circuit, at the Palm Beach County Main Courthouse, 205 North Dixie Highway in West Palm Beach. Formal administration in this county typically runs nine to eighteen months, while summary administration usually closes in one to three; the summary threshold doubled to $150,000 of non-exempt value on 1 July 2026, although at Gardens values many estates will still be outside it. The full timeline is on how long probate takes in Palm Beach County.
Related: our Palm Beach County probate hub · the Palm Beach Gardens market · information for probate attorneys · seller closing costs here
Questions and answers
Do you handle probate and inherited property sales in Palm Beach Gardens?
Yes. PBP Real Estate handles probate and inherited-property sales in Palm Beach Gardens and across Palm Beach County, working alongside the estate's attorney. Gia Freer, our Broker of Record, has been licensed in Florida since 2000 and prepares the written date-of-death opinion of value estates need for their filings. We provide real estate services only, not legal advice, and we work with the estate's own attorney rather than in place of one.
Where is probate filed for a Palm Beach Gardens property?
In the probate division of the Fifteenth Judicial Circuit, at the Palm Beach County Main Courthouse, 205 North Dixie Highway in West Palm Beach. Palm Beach Gardens has no separate probate court; north-county estates are administered from that building along with the rest of the county. Your probate attorney handles the filing itself and is the right person to ask about procedure and deadlines, because we provide real estate services only.
What is an inherited home in Palm Beach Gardens worth?
For a sale, what matters is the current market: Palm Beach Gardens single-family homes closed at a median of $1,109,000 year to date across 827 sales, at a median of 96% of list and 51 days to contract, while the median active asking price is $1,499,000. Condominiums and townhouses closed at a median of $410,000 across 419 sales. For the estate's filings, what matters instead is the value as at the date of death, a separate calculation from comparable closings before that date. Gia Freer prepares that document by hand from our own BeachesMLS data; no automated estimate is used.
How does a gated or golf community affect an estate sale in Palm Beach Gardens?
It adds paperwork and time rather than difficulty. The estate will need the association's estoppel figure, the transfer or approval requirements, confirmation of any open assessment, and, where the community carries a mandatory membership, the club documents that govern how that membership is treated on a transfer and what is payable at closing. Those terms differ from community to community, so we read the documents for the specific community rather than rely on a general rule. Starting these requests at the same time as the petition is what keeps a Gardens estate sale on schedule.
Can the Palm Beach Gardens 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 does not have to wait for the administration to close. Depending on the will, the letters of administration and whether the beneficiaries agree, the property can often be marketed while probate continues. Your attorney will confirm what authority the estate has.
Should the estate renovate a Palm Beach Gardens property before selling?
Rarely a full renovation. At this price level buyers respond to presentation, to roof age and to impact protection far more reliably than to a new kitchen installed by an estate to someone else's taste. The disciplined approach is clearing and cleaning, a short list of targeted repairs, and a price set against closings of comparable condition. With a median of 51 days to contract and association and club dues running throughout, spending estate money on work the market will not pay back is expensive twice.
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 counsel, never in place of counsel.
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.
Request an opinion of value or call 561-395-8418.
Probate in nearby cities
probate real estate in West Palm Beach · probate real estate in Boca Raton · probate real estate in Delray 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.
Who you are actually hiring for a Palm Beach Gardens 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.
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.