If you've inherited a house in Florida, start by securing the property and its insurance, then talk with a probate attorney about who has legal authority to act before you make any decisions about selling or keeping it. You don't have to figure it all out this week. I'm Krystal, and I've put together the calm, practical order I walk families through.
What should I do in the first few weeks?
Before anything about selling, focus on protecting the home:
- Secure it. Lock doors and windows, change or rekey locks if many people have keys, and collect garage openers.
- Call the homeowners insurance company. Let them know the owner has passed and ask how a vacant home is covered. Some policies limit coverage after a home is unoccupied for a period, so ask directly.
- Keep the utilities on. Power keeps A/C running, which helps prevent humidity and mold in our climate.
- Remove valuables and important papers to a safe place, and photograph the home's condition.
- Keep paying what's due where you can: mortgage, HOA, insurance and property taxes, and keep records.
Do I need probate in Florida?
Often, yes, but it depends on how the home was titled. A home held in a trust, with a "transfer on death" style arrangement, or owned jointly with rights of survivorship may pass differently than a home in the owner's name alone. Florida has more than one type of probate administration, and homestead property has special rules about who can inherit it and how it can be sold.
This is where a Florida probate attorney earns their fee. They can tell you who has authority to sign, which process fits, and how long it may take. The Florida Courts website has general self-help information, but I always recommend professional advice for an estate.
What about property taxes and the homestead exemption?
If the owner had a homestead exemption, that exemption is tied to them. Contact the county property appraiser (for Pinellas, that's the Pinellas County Property Appraiser) to let them know about the change. If an heir plans to live in the home as their permanent residence, they may be able to apply for their own exemption; the property appraiser decides. My guide to Florida property tax exemptions covers the March 1 deadline and how exemptions work.
Are there tax questions I should ask a CPA?
Yes. A few common ones:
- Cost basis. The IRS generally sets an inherited property's basis at its fair market value on the date of death, which can matter a lot if you sell. See IRS Publication 551 and talk to a CPA about your situation.
- Documenting value. Many families get a date-of-death appraisal from a licensed appraiser to support that basis.
- Rental or sale income. Keeping and renting the home has its own tax picture.
I'm not a CPA or attorney, so I'll always point you to one for these decisions.
Should we sell, keep or rent the inherited home?
There isn't a right answer, only the one that fits the heirs. Common paths:
- Sell as-is. Fewer decisions and less work; the price usually reflects the condition.
- Light prep, then sell. Clean-out, paint, landscaping and minor repairs can widen the buyer pool.
- Keep and rent. Can work if the numbers and the heirs agree. My guide to renting out your Florida home covers landlord basics.
- One heir buys out the others. Usually needs an appraisal and an attorney.
When several heirs are involved, clear communication matters more than speed. A simple pricing opinion and a net sheet can help everyone see the same numbers. I explain how those work in my guide to the cost of selling in Florida.
How do we handle the belongings?
Give yourselves time. Many families choose keepsakes first, then use an estate sale company, donation pickup or a junk removal service for the rest. Take photos of anything of value before it leaves the home, and keep receipts for estate expenses.
Who should be on my team?
You don't need to do this alone, and you shouldn't. Most families settling an estate lean on a small group of professionals, each with a clear role:
- A Florida probate attorney to explain authority, the right type of administration and homestead rules
- A CPA for basis, estate income and any tax filings
- A licensed appraiser for a date-of-death value, if your CPA or attorney recommends one
- An insurance agent to confirm the home stays covered while it's vacant
- A local real estate agent to share market data, a net sheet and vendor referrals when you're ready
I'm happy to be the person who connects you with cleaners, handymen, estate sale companies and movers so you have one point of contact.
Quick checklist
- Secure the home and change or rekey locks
- Call the insurance company about vacancy coverage
- Keep utilities on and keep paying bills where possible
- Locate the will, trust, deed and mortgage statements
- Talk with a Florida probate attorney about authority to act
- Notify the county property appraiser about the homestead exemption
- Ask a CPA about basis and a date-of-death appraisal
- Decide together: sell as-is, prep and sell, rent, or buy out
FAQ
Can I sell an inherited house before probate is finished?
Sometimes, depending on how the home was titled and what the court allows. Only someone with legal authority can sign, so ask your probate attorney before listing.
Who pays the mortgage while the estate is settled?
The loan doesn't disappear when the owner passes. The estate or heirs usually need to keep it current. Contact the loan servicer and ask your attorney about the details.
Do I have to fix the house before selling?
No. Many inherited homes sell as-is. I can show you what light prep might change so you can decide whether it's worth it.
What if the heirs disagree?
That's common. Neutral information like a pricing opinion, a net sheet and repair estimates helps. An attorney can explain the legal options if you're stuck.
Is it okay to wait before deciding?
Yes, as long as the home is secured, insured and the bills are handled. A calm decision is usually a better one.
Get my free inherited home checklist
Download the estate checklist or call or text me at (727) 291-7001. My assistant replies within about 60 seconds, day or night, and I personally handle every client.
Helpful sources: IRS Publication 551 · Florida Courts · Pinellas County Property Appraiser
Krystal Crichlow | eXp Realty · Palm Harbor, FL · (727) 291-7001 · Equal Housing Opportunity
This article is general information, not legal, tax, lending or financial advice. Programs, rules and limits can change; confirm details with the agency, your lender, a CPA or an attorney.
Krystal is not an attorney or CPA.
