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Most people think they have to wait until probate is finished before they can sell. Usually you don't. Here's how the process really runs in Miami-Dade, and what makes it take eight months instead of eight weeks.
Rather talk it through? Call or text (786) 869-4909
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Read some of them — including deals we didn't end up buying →
And we pay the customary closing costs
No cleaning or repairs required
Get your cash in as little as a week
Probate fees, back taxes, permits when needed — repaid at closing
700+ South Florida properties bought since 2012
across Miami-Dade, Broward and Palm Beach — houses, duplexes and small apartment
buildings, in every condition.
Some houses need more than fresh paint. We have bought properties with unresolved probate, non-paying tenants, open permits, unsafe-structure violations, back taxes, major structural damage and demolition orders.
You do not need to solve any of it before calling us. We will look at the property, tell you what we can take on, and give you a straightforward cash offer.
No repairs, no commissions, and no obligation at any point.
Enter the address or call us directly. We'll ask a few questions about the house and your situation.
We look at the property and give you a clear, no-pressure offer. No commissions, and no obligation to accept it.
Close in as little as seven days, or pick a later date that suits you. We pay the customary closing costs.
Not sure whether we can buy yours? Call (786) 869-4909 and tell us what's happening.
The sentence we hear most often is "I'll call you when probate is done." In Miami-Dade that can mean waiting a year to start a conversation that could have started on day one.
In practice we buy at whatever stage the estate is in. Sometimes the personal representative already has letters of administration in hand and can sign the day we agree on a number. Sometimes the petition hasn't even been filed yet and we go under contract while the attorney gets it moving. We just look at where the estate is in the process and work from there. What changes is the closing date, not whether there's a deal.
Simplified, and your attorney will tell you exactly where your estate sits:
Nothing above is legal advice, and it is not a substitute for your own probate attorney. It's just the shape of the thing so you know what people are talking about.
It's almost never the house. It's the people and the paperwork.
We bought a house in Buena Vista where the estate had six heirs. Getting six people to agree, sign, and return documents took eight months on its own. Then, part way through, one of the heirs died. That triggered a second probate — his share now had to pass to his own children, who lived in Alabama, before anyone could close on the house in Miami.
That estate could easily have collapsed. Meanwhile the property taxes were going unpaid and the family was at real risk of losing the house entirely over an amount that was small compared to what the house was worth. Our attorney ran the whole probate. We sent notaries out to the heirs to get documents signed where they lived. And we advanced the attorney's fees and the back taxes ourselves so the clock stopped running against the family while the second probate went through.
That is the difference between a buyer who "waits for probate" and one who has been through it. The delay wasn't a reason to walk. It was the work.
The thing that stops a lot of estates before they begin is money. Opening a probate costs something up front, at a point when the estate has no cash, the house cannot be sold, and the people who would eventually inherit are often not in a position to write a cheque between them.
So we front it. We cover the probate attorney's fees to get the case opened and moving, and we are repaid out of the proceeds at closing — it is money advanced, not a gift, and we would rather say so plainly than have anybody surprised on the day. Where unpaid property taxes are threatening the house in the meantime, we have paid those too, for the same reason: the clock should not be running against a family while the paperwork catches up.
This is not unusual for us and it is not a favour we did once. We have several estates open on that basis at any given time, including one where we are funding three separate probates so that a single sale can happen.
Our probate closings have ranged from about 20 days to 18 months. The short ones are estates where the personal representative already has authority and the heirs agree. The long ones are the six-heir, two-probate, out-of-state situations above.
What we can tell you honestly is that the timeline is set by the court and the family, not by us. We don't need inspections cleared, we're not waiting on a lender's appraisal, and we're not going to renegotiate at the end because a roof turned out to be old. When the estate is ready, we close.
In many cases yes. Once the court has appointed a personal representative and issued letters of administration, the personal representative can generally sign to sell, and some estates require the court to authorize the sale as well. We also go under contract earlier than that, before letters are issued, and close once the estate has authority. Your probate attorney will confirm what your specific estate needs.
Our probate purchases have closed anywhere from about 20 days to 18 months. The short ones are estates where the personal representative already has authority and the heirs agree. The long ones involve many heirs, out-of-state signers, or a second probate when an heir dies during the process.
That's common here. We've closed estates with heirs in Alabama, Oklahoma, Pennsylvania and Italy. We send notaries to the heirs where they live to get documents signed, so nobody has to fly to Miami to close.
No. We buy inherited and probate houses exactly as they are, including everything left inside. Cleaning out an estate house before selling it almost never earns back what it costs.
We do. We cover the probate attorney's fees to get the case opened and moving, and are repaid out of the proceeds at closing. The cost of opening a probate is what stops many estates before they start, at exactly the point when the house cannot be sold and the heirs have no cash between them.
Delinquent taxes get settled at closing out of the proceeds. In estates where unpaid taxes threatened the house before we could close, we have advanced them ourselves to stop the clock.
Inherited a House That Needs Work · When Heirs Disagree · Selling a Hoarder House · Open Permits & Violations · Stalled Builds & Unsafe Structures · Spotting a Real Cash Buyer · Inherited a Reverse Mortgage · Behind on an FHA Loan
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Selling a House in Probate · Inherited a House That Needs Work · When Heirs Disagree · Selling a Hoarder House · Open Permits & Violations · Stalled Builds & Unsafe Structures · Spotting a Real Cash Buyer · Inherited a Reverse Mortgage · Behind on an FHA Loan
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