Navigating Probate in Duval County
In Florida, you can't sell inherited real estate until the property legally transfers to you — and that typically requires probate. The Duval County Probate Division, part of the 4th Judicial Circuit Court at the Duval County Courthouse downtown, handles these proceedings. How long it takes depends on the type of administration your estate qualifies for.
If the estate is valued under $75,000 (excluding the homestead), you may qualify for summary administration — a streamlined process that can wrap up in 4-8 weeks in Duval County. Larger estates require formal administration, which typically takes 6-12 months and requires appointing a personal representative, publishing a creditor notice in a Duval County newspaper of record (such as the Jacksonville Daily Record), and working through any outstanding debts. Probate attorney fees in Jacksonville typically run $3,000-$5,000 for summary administration and $5,000-$12,000 for formal administration, depending on estate complexity.
The property itself can't be conveyed to a buyer until the court issues Letters of Administration (or the summary order). But here's the good news: we can negotiate and agree on a sale price while probate is in progress, then close the moment the paperwork clears. That way you're not losing months after probate trying to list and sell — we're ready to close immediately.
Common Challenges With Inherited Jacksonville Homes
Many inherited homes in Jacksonville — especially in established neighborhoods like Arlington (32211), Riverside (32204), and the Westside (32210) — were built in the 1950s through 1970s. That means they often come with deferred maintenance: aging roofs, outdated electrical panels, original plumbing, and HVAC systems past their useful life. Arlington ranch homes from the 1960s commonly have original galvanized plumbing that Jacksonville plumbers quote $5,000-$9,000 to repipe. Riverside bungalows built before 1940 may still have knob-and-tube wiring requiring a full electrical overhaul at $8,000-$15,000. Getting a home like that "show ready" for a traditional sale can cost $20,000 to $50,000 — money most heirs don't have or don't want to spend on a house they didn't plan on owning.
Then there's the carrying cost. While the estate is in probate and the house sits vacant, you're still responsible for property taxes (Duval County's effective rate is approximately 1.01% of assessed value), homeowner's insurance (which is higher for vacant properties), lawn maintenance, and utilities to prevent damage. A $200,000 inherited home can easily cost $1,200-$1,800 per month just to maintain — money that comes straight out of the estate.
We buy inherited homes as-is. Foundation cracks, outdated kitchens, mold in the bathroom, furniture and personal belongings still inside — none of that changes our offer. You don't spend a dollar on repairs, cleanouts, or staging. Learn more about how our process works.
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Splitting an Inherited Property Among Heirs
When multiple siblings or family members inherit a Jacksonville property, things get complicated fast. Under Florida law, unless the will specifies otherwise, heirs receive the property as tenants in common — each with an equal ownership share. That means every heir needs to agree on what happens to the property. If one sibling wants to sell and another wants to keep it, you've got a problem.
The legal remedy is a partition action — filing a lawsuit in Duval County Circuit Court to force a sale. Partition suits are expensive ($5,000-$15,000 in legal fees) and adversarial, which can permanently damage family relationships during an already difficult time.
A cash sale to us avoids all of that. We work with all parties, their attorneys, and the personal representative to reach a number everyone can live with. The proceeds are wired to the title company and distributed according to the estate plan. Clean, fast, and no family courtroom drama.
What to Expect When You Work With Us
Share the Property Details
Tell us the property address, the stage of probate (if started), and whether there are multiple heirs. We'll walk you through how the process works in Duval County — plain English, no legal jargon.
Receive a Cash Offer
We evaluate the property based on Jacksonville area comps and current condition — no repairs needed. You'll get a written offer within 24 hours.
Close When Probate Clears
If probate is still in progress, we lock in the price now and close the moment the court authorizes the sale. If probate is done, we can close in as fast as 7 days. Proceeds are distributed to all heirs through the title company.
Frequently Asked Questions
You can agree to a sale and sign a contract, but the actual closing (title transfer) can't happen until the Duval County Probate Court authorizes it. We routinely structure deals this way — locking in the price during probate and closing the moment the court order comes through. This saves you months of waiting after probate to then list and find a buyer.
Inherited property receives a "stepped-up basis" under federal tax law, meaning your cost basis is the property's fair market value at the date of death — not what the deceased originally paid. If your parent bought the house for $60,000 in 1985 and it's worth $210,000 when they pass, your basis is $210,000. If you sell quickly near that value, your capital gains tax liability could be minimal or zero. Consult a tax professional for your specific situation.
We handle this regularly. Outstanding liens, back property taxes owed to the Duval County Tax Collector, and unpaid utility bills are all resolved at closing through the title company. These amounts are deducted from the sale proceeds before distribution. We'll identify any title issues upfront so there are no surprises.
No. Leave everything you don't want. We handle all cleanouts after closing — furniture, appliances, personal items, garage contents, everything. Many of our inherited property sellers are out of state and can't easily coordinate a cleanout. We take care of it.