Selling a House in Probate in Florida
Probate is slow, the paperwork is unfamiliar, and the house keeps costing money the whole time. You don't have to figure out the sale on your own while you figure out the court. Let me take that part off your plate.
- We close on the court's timeline
- No repairs or cleanout
- We work with your attorney
Hi, I'm Mario Zendeli. I've been buying houses here in Central Florida since 2010. I'll walk the house with you myself, and my team and I are the ones who buy it.
Get your fair cash offer
Takes 2 minutes. No obligation, no pressure.
- 24 hrs
- to a written fair cash offer
- Court's clock
- we close when the estate legally can
- Nothing
- to repair, clean out, or pay in commission
- 1 visit
- 15 to 30 minutes, no need to tidy up first
The challenge
What makes this hard
- 01
The court sets the pace, and the bills don't wait
Florida probate runs on the court's clock, not yours. Between filing, notices to creditors, and waiting on letters of administration, months pass before anyone can legally sign a deed. The house sits empty, and the estate pays for taxes, insurance, utilities, and upkeep the whole time.
- 02
An empty house is its own risk
An empty house in Central Florida is its own risk. Insurers may cancel or refuse to renew a policy on an unoccupied home. Humidity gets in. Squatters notice. Code enforcement notices show up in the mailbox for a lawn nobody's cutting.
- 03
Listing scares off the buyers who need a loan
Listing a probate house means showings, repairs, and a buyer whose loan may not tolerate a court-driven closing date. Plenty of buyers with conventional loans walk once they hear the word probate. That leaves the personal representative, often you, explaining delays to the heirs and the attorney.
The solution
How a cash sale solves it
A contract written to close when the court allows
We buy probate houses regularly, and I know the sequence. I'll give you a written fair cash offer within 24 hours of a walkthrough, and the contract is written to close when the court allows, whether that's next month or after the creditor period ends. We don't need financing, so there's no buyer who disappears in month four.
As-is, so the estate spends nothing
The house sells as-is, so the estate spends nothing on repairs or clearing out belongings. That matters when the estate's cash is tied up and the heirs are fronting the bills. We handle the contents after closing.
A real number to show the heirs early
A clean cash contract gives the personal representative something concrete to show the heirs and the attorney early. Everyone knows the number, the timeline, and the terms while the court process runs in the background.
Honest about when listing is better
If the open market makes more sense for the estate, I'll tell you so. Selling for cash is the right tool when the estate needs certainty and speed more than it needs a top-of-market price. The personal representative is the one who gets to weigh that, and I'll respect the call.
Working together
What we'll need from you
Missing paperwork is normal. Bring what you have and we'll help track down the rest.
- The name of the personal representative and, once issued, a copy of the letters of administration.
- Your probate attorney's contact details, so we can work out the closing paperwork directly with their office.
- Whether the estate is in formal or summary administration, if you know. If you don't, that's fine.
- Any mortgage, HOA, or lien statements you have, and a time for one walkthrough of the house.
Local rules
Florida-specific notes
What tends to surprise the sellers I meet in Seminole, Orange, and Osceola County.
This is general information, not legal or tax advice.
- Two paths
- Florida has two main paths: summary administration for smaller or older estates, which is faster, and formal administration, which is the full process with a court-appointed personal representative. Which one applies affects how soon a sale can close.
- Personal representative
- Only the personal representative named by the court has authority to sell estate property. Family members who haven't been appointed can't sign a deed, even if the will names them.
- Court approval
- Depending on the estate and the will, the court may need to approve the sale before it closes. When that applies, we build the approval step into the timeline instead of pretending it isn't there.
- We wait
- I'm comfortable waiting for letters of administration and closing on the court's timeline. My offer doesn't depend on the estate rushing anything.
FAQ
Questions personal representatives ask me
Get started
One call. One walkthrough. A number you can plan around.
No obligation, no pressure. If listing turns out to be the better path for you, I'll tell you.