Sell a Probate or Inherited House in Miami-Dade County

If you have inherited a house in Miami-Dade County, you are probably juggling two things at once. There is the grief, and there is a property that keeps generating bills whether anyone is ready to deal with it or not. Taxes, insurance, a lawn that needs cutting, maybe a mortgage that is still due every month. Meanwhile the probate case moves at its own pace.

We buy probate and inherited houses throughout Miami-Dade. We are local, we work alongside the estate's attorney, and every closing runs through a licensed title company. If the market would serve your family better than a cash sale, we will tell you that too, even though we earn nothing by saying it.

How probate works in Miami-Dade County

Probate matters in Miami-Dade are heard in the Probate Division of the Eleventh Judicial Circuit. Filings go through the Miami-Dade Clerk of the Courts at the county courthouse downtown.

Florida has more than one path through probate. Formal administration is the full process, and it is what larger or more complicated estates go through. Summary administration is a shorter path for smaller estates. There is also disposition without administration, which applies in a narrow set of cases involving very small estates and final expenses.

Which one applies to your family is a question for your attorney, not for us. What matters for selling the house is usually simpler: the personal representative needs the authority to convey clear title, and a title company needs to be satisfied that the chain is clean.

The 2026 change that helps a lot of Miami-Dade families

On July 1, 2026, Florida raised the value limit for summary administration under Florida Statute 735.201 from $75,000 to $150,000. Homestead property does not count toward that limit.

In practical terms, a good number of Miami-Dade estates that would have been pushed into the longer formal process a year ago may now qualify for the shorter one. If someone told you months ago that your estate did not qualify, that answer may have changed. It is worth asking your attorney again.

You can often start before probate is finished

This is the part most families do not realize. Waiting for a probate case to fully close before you even begin talking to a buyer can cost months of carrying costs on a house nobody is living in.

Estate property in Florida can frequently be put under contract while the case is still open, with the closing timed to when the personal representative can actually convey title. We coordinate that with the attorney handling the estate so nothing gets ahead of itself.

What our offer looks like

• A fair price in writing, grounded in an independent appraisal, not our opinion
• Sell exactly as-is. No repairs, no painting, no inspections to chase
• Take what you want and leave the rest. We handle the cleanout with care
• No commissions and no fees to us, ever
• You pick the closing date, and every closing runs through a licensed title company
• A three-day right to cancel on every agreement we sign

When an urgent cost lands before the closing date, a funeral bill or a past due mortgage payment, we can advance funds as an early part of your own proceeds and credit it back at the closing table. You are never trading your inheritance away for it.

Several heirs on one house

Most of the Miami-Dade families we work with are not one person making one decision. They are two or three or five siblings, sometimes spread across different states, sometimes not speaking to each other.

We put every number in writing in front of every decision maker at the same time. Nobody gets a different version of the story. Closing through a licensed title company means each heir's share is disbursed exactly as the estate directs, on the closing statement, where everyone can check it.

Questions Miami-Dade families ask