Probate and Inheritance Real Estate Guide

Inherited a Property in Palm Beach County? What to Do Next

If you inherited a house in Palm Beach County, start by securing and insuring the property, finding out how title passes (probate, a trust, or a deed), and documenting the home's value on the date of death. Then you can decide whether to sell, keep, or rent it without rushing a decision you may regret.

I'm Lisa Treu. Since 1989 I have helped personal representatives, trustees, and heirs, many of them living out of state, with the real estate side of an estate. Your attorney handles the court. We handle the property, with one experienced local team keeping every heir informed.

Who Helps Sell an Inherited House or Probate Property in Palm Beach County?

Treu Group Real Estate, led by Lisa Treu, helps personal representatives, trustees, and heirs sell inherited homes in Palm Beach Gardens, Jupiter, and across Palm Beach County, Martin County, and Northern Broward, including families who live out of state. Lisa has been a Palm Beach County agent since 1989. We manage the property locally, keep every heir informed, and coordinate with your probate attorney and title company from listing to closing. Our broker, Steve Treu, holds the CDPE (Certified Distressed Property Expert) designation for estates where the home is worth less than what is owed.

Call 561-352-3056 or book a private consultation.

Watch: Avoid Costly Mistakes With Inherited Real Estate

Watch on YouTube

In this conversation, Brian Mudd and I talked about what happens when someone has to buy or sell during probate, inheritance, or another major life change. The market is only one piece of the decision. You also need to think about:

  • What happens to the property while the estate is open
  • The financial impact of each choice
  • Probate, ownership, and title complications
  • How delaying decisions can limit your options
  • Why experienced guidance early prevents mistakes

My advice is simple: have a plan before you make the move.

First Steps After You Inherit a House in Florida

Before anyone lists, cleans out, or renovates an inherited home in Palm Beach County, take care of these six things.

STEP 1

Secure the Home

Change or rekey the locks, remove valuables and important papers, and keep the power and water on so the home stays cool and dry.

STEP 2

Call the Insurance Company

Let the carrier know the owner has passed. A home that sits empty may need different coverage, so ask before a claim ever comes up.

STEP 3

Keep the Bills Current

Mortgage, property taxes, insurance, and HOA or condo dues still come due. Late payments create fees and liens that come out of the estate.

STEP 4

Gather the Documents

Find the will, any trust, the deed, mortgage statements, and HOA information. How the home is titled decides who can sign.

STEP 5

Talk With a Probate Attorney

An attorney confirms who has authority to sell, whether probate is needed, and which type applies.

STEP 6

Document the Date-of-Death Value

This value usually becomes the heirs' tax basis. Get it documented before any repairs, cleanout, or renovation.

How Florida Probate Affects Selling an Inherited House

Your probate attorney guides the court process. These are the rules that most often shape the real estate timeline.

Who Can Sign the Sale

In probate, the court appoints a personal representative through Letters of Administration, and that person signs for the estate. When the home is held in a trust, the successor trustee usually signs, often without probate.

Power of Sale or Court Approval

If the will gives the personal representative a power of sale, the home can generally be sold without court approval. Without that power, the court must authorize or confirm the sale before title passes (Fla. Stat. 733.613), so we plan the timeline around it.

Formal or Summary Administration

Summary administration is a shorter process available when the estate subject to administration, less exempt property, is $75,000 or less, or the person passed away more than two years ago (Fla. Stat. 735.201). Most estates with real estate use formal administration.

The Creditor Period

Creditors generally have three months from the first publication of the notice to creditors to file claims (Fla. Stat. 733.702). This affects when heirs receive money, so build it into your plan.

Florida Homestead Is Different

A Florida homestead follows special rules about who can inherit it and how it is treated with creditors. Title companies often require the court to determine homestead status before insuring a sale.

Property Taxes Can Reset

When ownership changes, Florida reassesses the home at market value as of the next January 1 (Fla. Stat. 193.155), with limited exceptions such as a surviving spouse. Heirs who hold the home should budget for a higher tax bill.

Taxes When You Sell

Inherited property generally takes a tax basis equal to its fair market value on the date of death. If you sell soon after for a similar price, there may be little or no taxable gain. Confirm with your CPA.

Reverse Mortgages

If the home has a reverse mortgage, contact the loan servicer right away. HUD rules generally let heirs pay off or sell for the lesser of the loan balance or 95% of the appraised value, and the servicer sets the deadlines.

This page is general information, not legal or tax advice. Every estate is different, so rely on your probate attorney and CPA for decisions about your situation.

Should You Sell, Keep, or Rent an Inherited House?

There is no single right answer. Here is how the three paths compare for most Palm Beach County estates.

Sell As-Is

List the home in its current condition after a cleanout. Buyers price in the work, and the estate avoids managing a renovation.

Often the better fit when:

  • Heirs live out of state
  • The home needs major work or has older systems
  • The estate needs to settle quickly

Sell After Targeted Updates

Make a short list of updates that return more than they cost, such as paint, flooring, landscaping, and repairs that inspections usually flag.

Often the better fit when:

  • The home is structurally sound
  • Heirs agree on a budget and a timeline
  • A trusted local team can oversee the work

Keep or Rent It

One heir buys out the others, or the estate holds the home as a rental. It can make sense, but it comes with ongoing costs and responsibilities.

Often the better fit when:

  • An heir will live there or manage it
  • Everyone agrees in writing on costs and future plans
  • The numbers work after reassessed taxes and insurance

The Five Challenges I See Most With Inherited Homes

  1. Making financial decisions while you are still grieving
  2. Family members who disagree about what to do
  3. Managing a Palm Beach County property from another state
  4. Deciding whether to make repairs or sell as-is
  5. Knowing which contractors and vendors you can trust

How Our Team Helps

  • We stay neutral among heirs and share the same information with everyone
  • A market analysis based on recent Palm Beach County sales, plus guidance on a date-of-death value
  • Local eyes on the property, with cleanout, repair, and maintenance help from vendors we trust
  • Marketing that reaches buyers in Florida, in other states, and in other countries
  • Steve Treu, our broker, holds the CDPE (Certified Distressed Property Expert) designation for estates where the home is worth less than what is owed
  • Coordination with your probate attorney and title company from listing to closing

Inherited Property and Probate Video Library

Straight answers for personal representatives, trustees, and heirs, including a longer conversation with Brian Mudd.

What to Do When You Unexpectedly Inherit a Property

You just became the personal representative or an heir. Here is how to handle the real estate side without doing it alone.

Watch on YouTube (2:37)

Probate and Inheritance

How we help with the real estate problems that come up in probate and inheritance cases.

Watch on YouTube (2:03)

What Do I Do Now That I Inherited a Property?

A full conversation with Brian Mudd on the top challenges personal representatives and heirs face, and the solutions.

Watch on YouTube (17:01)

More real estate answers on Lisa Treu on YouTube.

Inherited Property and Probate FAQ

Can you sell a house during probate in Florida?
Yes. The personal representative can sell once appointed. If the will includes a power of sale, court approval is generally not needed; otherwise the court must authorize or confirm the sale before title passes.
How long does probate take in Florida?
It varies with the estate. Creditors generally have three months from the first notice to creditors to file claims, so formal administration usually takes at least several months, and contested or complex estates take longer. Summary administration is typically faster.
Do I have to go through probate to sell an inherited house?
Not always. Homes held in a trust, owned jointly with rights of survivorship, or passed by an enhanced life estate (lady bird) deed can often transfer without probate. Your attorney can confirm from the deed and estate documents.
Do I pay taxes when I sell an inherited house?
Often very little. Inherited property generally takes a tax basis equal to its fair market value on the date of death, so selling soon afterward for a similar price may produce little or no gain. Confirm with your CPA.
Should I fix up an inherited house before selling it?
Only when the updates return more than they cost. Many estates sell as-is after a cleanout, while others do targeted repairs. Document the date-of-death condition and value first, then compare the numbers.
What if the heirs disagree about selling?
Start with shared, neutral information: the home's value, carrying costs, and what each option would net. The personal representative acts under the will and the court. If co-owners still cannot agree, Florida law allows a partition action as a last resort, which your attorney can explain.
Who should I call to sell an inherited house in Palm Beach County?
Call a local agent with probate and estate sale experience who will coordinate with your attorney. Lisa Treu and Treu Group Real Estate have served Palm Beach County since 1989 and work with personal representatives, trustees, and heirs, including out-of-state families. Reach the team at 561-352-3056.
Can I handle selling an inherited Palm Beach County home from out of state?
Yes. Many of our estate clients live in other states. We manage the property locally, keep you updated, and much of the paperwork can be signed electronically or with a remote notary.
What happens to the homestead exemption when the owner passes away?
The exemption generally ends, and the home is reassessed at market value as of the next January 1 after the change in ownership, with limited exceptions such as a surviving spouse. Contact the Palm Beach County Property Appraiser when ownership changes.
What if the home has a reverse mortgage?
Call the servicer right away. HUD rules generally allow heirs to pay off or sell for the lesser of the loan balance or 95% of the appraised value, and the servicer will set deadlines for doing so.

Talk With Lisa About the Inherited Property

A short, confidential conversation can show you what the home is worth, what each option could net the estate, and what to do first. Personal representatives, trustees, heirs, and their attorneys are all welcome.

Call 561-352-3056Book a Private ConsultationSee What the Home Is Worth

Real Estate from a Different Perspective...Yours!

About Lisa Treu

Lisa Treu is the Founder and CEO of Treu Group Real Estate and has helped buyers and sellers since 1989, starting in Palm Beach Gardens and serving Palm Beach County, Martin County, and Northern Broward. She specializes in marketing and negotiation, is a featured host on American Dream TV, and works alongside her partner, broker Steve Treu, CDPE. Read Lisa's full profile.

This page is for general information and is not legal, tax, or financial advice.
Lisa Treu, Founder and CEO | Treu Group Real Estate, FL | Florida Real Estate License SL484511 | 2000 PGA Blvd #4440, Palm Beach Gardens, FL 33408 | 561-352-3056
Equal Housing Opportunity

Agent profile image in chat bubble
Agent profile image in chat header

Lisa Treu

Founder and CEO | Lisa Treu | Treu Group Real Estate

Agent profile image in message

By proceeding and clicking the sign up button, you consent to receive calls and texts (SMS/MMS) including marketing and promotional communications, from , its affiliates, and agents or vendors acting on their behalf. These communications may be delivered using an automatic telephone dialing system or by using an artificial or prerecorded voice. Message and data rates may apply. To opt out of text messages, reply STOP. Your consent is not required as a condition of any purchase. By continuing, you also agree to our Terms of Use and Privacy Policy.

or another way