When James and his sister Carla inherited their parents’ house in East Orlando, they felt grateful — and overwhelmed. The home had sat empty for months, the roof needed repairs, and the place held a lifetime of memories. Neither sibling lived nearby, and the costs of upkeep were adding up. After speaking with agents and local investors, they realized that selling to a cash buyer might be the fastest way to resolve things.
If you’ve inherited a property in Orlando, you may be facing similar choices. An inherited home can be both a gift and a responsibility — especially when you’re juggling family decisions, taxes, and repair needs. This guide walks through the options, important questions to ask, and steps you can take to protect your equity.
How the sale process usually works
Several issues commonly affect the sale of an inherited home in Florida: whether the estate is in probate, the property’s condition, tax implications, and any agreements among heirs. One of the biggest practical differences is whether title has already transferred or the estate is still in probate.
- If the property is still in probate, court approval may be required before a sale can close.
- If ownership has already been transferred to the heirs, you can list the property or sell it directly to a buyer or investor.
In broad terms:
- Listing with a real estate agent tends to take longer but can yield a higher net price after repairs and commissions.
- Selling to a cash investor is usually faster and easier — often sold “as-is” with no repairs, showings, or agent fees — but the offer may be lower.
Quick comparison
| Selling option | Cash investor (as-is) | Traditional listing (Realtor) |
|---|---|---|
| Typical timeline | 7–21 days | 60–120+ days |
| Repairs required? | No | Often required or negotiated |
| Showings & inspections | Minimal | Multiple showings & buyer inspections |
| Commissions / fees | None | ~5–6% agent commissions |
| Carrying costs (taxes, utilities, insurance) | Minimal | Can add up over months |
| Expected final payout | Lower sale price, faster cash | Potentially higher price after deductions |
| Best for | Heirs who need speed and simplicity | Heirs seeking top market value and willing to wait |
Takeaway: If you’re managing multiple heirs, dealing with a vacant property, or need to settle the estate quickly, a cash sale can be a sensible option.
The emotional side
Selling a family home is rarely only financial — it’s emotional. Memories make letting go hard for many families. To help the process:
- Hold a family meeting to align expectations and goals.
- Put agreements in writing — document conversations, offers, and decisions.
- Work with local pros (estate attorneys, experienced investors, or agents) who know Orlando rules and paperwork.
Tax basics to consider
Before you sell, be aware of key tax points affecting inherited properties:
- Step-up in basis: The property’s tax basis is generally adjusted to fair market value at the owner’s date of death, which often lowers capital gains tax when heirs sell.
- Estate taxes: Florida has no state estate tax; federal estate tax only applies to very large estates.
- Property taxes: Check with the Orange County Property Appraiser to see if a reassessment applies.
Always consult a tax professional for advice specific to your situation.
3 questions to ask any investor
If you’re considering an “as-is” cash sale, make sure the buyer is legitimate and transparent. Ask:
- Can you show proof of funds?
A credible buyer can provide a bank statement or a lender’s letter showing they have the cash to close. - Are there any fees or hidden costs?
Some buyers advertise “no fees” but add charges at closing. Get all costs in writing. - Can I close on my timeline?
A good investor will offer flexibility — whether you need to close quickly or need extra time to clear out belongings or wait for probate.
Pro tip: Check online reviews, request local references, and confirm the company is registered in Florida.
Orlando real estate terms (brief glossary)
- Probate: The court process that transfers ownership after someone dies.
- Step-up in basis: Revaluation of the property at the decedent’s date of death for tax purposes.
- Title search: Public-record check to confirm ownership and discover liens.
- Lien: A legal claim on the property (e.g., unpaid taxes or contractor bills).
- As-is sale: Selling the property in current condition without repairs.
- Closing costs: Fees paid at transfer (title fees, recording fees, etc.).
- Quitclaim deed: Transfers ownership with no guarantees about clear title.
- Appraisal: Professional valuation of the property’s market value.
- Heir: A person legally entitled to inherit.
- Escrow: A neutral third party that holds funds/documents until closing.
Protecting your equity
Equity is the difference between the home’s value and any debts tied to it. To protect your share when selling an inherited property:
- ✅ Get multiple offers. Don’t accept the first investor bid — compare at least two.
- ✅ Ask for a net sheet. This shows your expected proceeds after fees.
- ✅ Research fair market value. Use online tools and look at recent local sales in your specific neighborhood.
- ✅ Avoid confusing assignment contracts. Make sure you understand who will actually buy the home.
- ✅ Consult a local attorney. Even a short legal review can protect your rights and equity.
Local resources (quick list)
- Orange County Clerk of Courts — Probate Division
- Orange County Property Appraiser
- Florida Department of Revenue — Property Taxes
- HUD housing counseling in Orlando (for free guidance)
Final thoughts
Selling an inherited home in Orlando doesn’t have to be overwhelming. Whether you list traditionally or sell to an investor, the key is making an informed choice that fits your family’s timeline and goals. Like James and Carla learned, a cash sale can bring fast closure — as long as you ask the right questions, document agreements, and take steps to protect your equity.