By the time most adult children call us, they’ve already done some grieving. They know the house needs to be sold. They’re ready to move forward. What they’re usually not prepared for is how much more complicated the process is than they expected.

“Mom had a will. Let’s sell the house.” We hear some version of that a lot. And it makes sense – it seems straightforward. But there’s almost always more to it, and knowing where you actually stand in the process is the first thing we need to figure out together.

The first conversation is really about understanding where you are

Has the estate started going through probate yet? Is there a timeline from the court? Who else is involved in the sale, and are they all on the same page? These aren’t uncomfortable questions – they’re the ones that determine what needs to happen next and in what order.

We’ve been called at every stage of this process. Sometimes we’re the first call, before an attorney has even been retained, and we help get the right people in place from the very beginning. Sometimes the trust and estates attorney calls us directly because the estate is further along and they’re ready to bring in an agent. There’s no wrong time to reach out. The earlier, the better – but wherever you are, we can work from there.

One thing that’s consistent: most families have never done this before. We don’t assume you know how it works. Part of our job is figuring out quickly what you understand and filling in the rest without making you feel like you should have already known it.

The waiting is real, and it’s part of the process

Probate sales involve court approvals, and court approvals take time. Sometimes more time than families expect. There are steps that can’t be rushed, and trying to rush them usually creates more problems than it solves.

What we can do is make sure everything on the real estate side is moving forward so that when the approvals come through, you’re not starting from zero. Pricing the home, preparing it for market, understanding what repairs or updates actually matter – none of that has to wait for the court.

This is not an investor transaction

Some real estate transactions are straightforward. Numbers in, numbers out, everyone moves on. Estate sales are not that. Even when the adult children are practical about it, there is emotion attached to this house. There are memories in these rooms. Decisions that feel heavier than they would in any other context.

We treat every family in this situation the way we’d want our own family treated. That means being patient, being honest, and understanding that getting this right matters in ways that go beyond the closing price. We’re honored to be trusted with it, and we take that seriously.

What we handle so you don’t have to

Getting an estate home ready for sale often means coordinating cleaning, repairs, and sometimes clearing out a lifetime of belongings. We have a trusted network of people we bring in for exactly this – cleaners, handypeople, estate sale coordinators when needed. You don’t have to manage any of that yourself.

We also work closely with trust and estates attorneys throughout the process, coordinating on timing, documentation, and closing requirements. If you don’t have an attorney yet, we can point you in the right direction.

Why work with us

We specialize in Coconut Grove, Coral Gables, Pinecrest, South Miami, and Palmetto Bay. We know these neighborhoods and we know what homes here are worth. More importantly, we know how to handle a sale like this with the care it deserves – not as a transaction to move through quickly, but as a responsibility we don’t take lightly.

Not sure where you are in the process? That’s okay. Reach out and we’ll help you figure out the next step. Contact us here.

FAQ’s

Questions families ask us most…

Do I have to go through probate to sell my parent's house in Florida?
Usually, yes. A will decides who inherits, but it doesn't transfer the title to you on its own. If the home was in your parent's name alone, it has to go through probate before it can be legally sold. The main exceptions are homes held in a living trust, homes with a Lady Bird deed, or property owned jointly with right of survivorship. A trust and estate attorney can tell you which applies to your family.

How long does probate take in Miami-Dade?
It depends on the path. Summary administration, the faster route, often takes one to three months. Formal administration, for larger or more complex estates, commonly runs six to eighteen months in Miami-Dade's 11th Judicial Circuit. Much of the real estate prep can happen while probate is still underway.

Can I sell the house before probate is finished?
You generally can't close until the court gives the personal representative authority to sign. But you don't have to wait to get moving. Pricing, preparing the home, and getting it ready for market can all happen while probate is underway, so you're ready to close the day you're cleared.

What is summary administration in Florida?
It's Florida's faster, simpler probate path. As of July 1, 2026, it's available when the estate's non-exempt assets are worth $150,000 or less (raised from $75,000), or when the person has been deceased for more than two years. It's worth asking your attorney early whether you qualify.

The house is homestead property. Does that change anything?
Yes, quite a bit. Florida's homestead rules can affect who inherits, how the home is protected from creditors, and what a title company needs before it will close. Homestead often requires its own court step to clear title, even in a simple estate. It's one of the first things to sort out.

I inherited the house with my siblings. What now?
One of the most common and most delicate situations. All owners typically have to agree on the decision to sell, the price, and the timing, which is far easier when everyone understands the process from the start. A good attorney keeps the legal side clean, and a good agent keeps the sale from becoming another source of tension. Getting aligned early is the best thing you can do.