Miami-Dade is Florida’s largest probate court and the one where heirs most often live in another country. We buy inherited houses from Homestead and Cutler Bay through Kendall, Westchester, Hialeah, Miami Gardens and North Miami, and consular signings, apostilled documents, and FIRPTA withholding for heirs abroad are part of how we close.
Probate in Miami-Dade County: the court and the clerk
- Court: Circuit Court of the Eleventh Judicial Circuit, Miami-Dade County
- Clerk: Miami-Dade Clerk of the Court and Comptroller — Probate Court
- Courthouse for probate: Osvaldo N. Soto Justice Center, 20 NW 1st Avenue, Suite 6.223, Miami, FL 33128
- Probate department phone: (305) 349-7492
The Clerk’s small-estate (disposition) process is limited to estates of $6,000 or less with no real property; anything involving a house goes through summary or formal administration using the Eleventh Circuit’s probate smart forms. The attorney handles the filings (through the Florida Courts E-Filing Portal); you never have to appear in person for an ordinary estate.
Look up the house and the taxes
- Miami-Dade County Property Appraiser — search the address to see the owner of record, the last deed, and whether a homestead exemption was in place.
- Miami-Dade County Tax Collector — check for unpaid property taxes and tax certificates. Unpaid taxes become tax certificates, and certificate holders can apply for a tax deed sale about two years later — the one clock that doesn’t wait for probate.
We run both of these checks for every family who calls, at no charge, and explain what we find.
Short version: if you want the house sold, we pay for the probate and get the attorney working within 24 hours — call or text (727) 353-6206, or use the form.
Inherited houses in Miami-Dade County
Many Miami-Dade estates involve an owner who immigrated decades ago and bought a house in Hialeah, Westchester, or Little Havana that has multiplied in value; the heirs are often in Cuba, Colombia, Venezuela, or Spain. The paperwork is more involved — translated birth and death records, apostilles, a withholding certificate for the sale — and we know how to get through it.
Where we buy in Miami-Dade County
Miami, Hialeah, Miami Gardens, Homestead, North Miami, Coral Gables, Doral, Cutler Bay, Kendall, Kendale Lakes, Tamiami, The Hammocks, Westchester, Opa-locka, North Miami Beach, Palmetto Bay, Miami Lakes, and every neighborhood between.
How it works here
- Call, text, or send the address. Alex calls you back the same day.
- A short walkthrough — with you, a relative, a neighbor, or a lockbox.
- A written cash offer with the math, usually within 24 hours.
- Within 24 hours of signing, a Florida probate attorney who represents the estate is engaged and working on the Miami-Dade County probate. We pay the attorney, the filing fees, and the publication.
- Close when the court authorizes the sale — remotely, with a mobile notary, and your proceeds wired the same day.
Own only a share of the house? We buy partial heir interests in Miami-Dade County too.
Questions people ask
Where is probate filed in Miami-Dade County?
In the circuit court of the Eleventh Judicial Circuit, through the Miami-Dade Clerk of the Court and Comptroller — Probate Court. The probate department can be reached at (305) 349-7492. If the person who died lived in Miami-Dade County, probate is filed here; if they lived elsewhere but owned a house here, an ancillary administration is filed in Miami-Dade County.
How long does probate take in Miami-Dade County?
In the Eleventh Judicial Circuit (Miami-Dade County), summary administration commonly takes one to three months and formal administration six to twelve months, depending on the judge’s calendar and how quickly heirs sign. With us, the estate’s attorney is engaged within 24 hours of your signed agreement and your sale price is locked in from day one. See how long Florida probate takes.
Do you buy inherited houses in Hialeah and Miami Gardens?
Yes — we buy throughout Miami-Dade County, including Miami, Hialeah, Miami Gardens, Homestead, North Miami, Coral Gables, Doral, Cutler Bay, Kendall, Kendale Lakes, Tamiami, The Hammocks, Westchester, Opa-locka, North Miami Beach, Palmetto Bay, Miami Lakes. Single-family houses, duplexes and small multifamily in any condition; not condos or mobile homes.
How do I find out who owns my relative’s house in Miami-Dade County?
Search the address on the Miami-Dade County Property Appraiser website. It shows the owner of record and usually links to the last recorded deed, which tells you whether the house was in your relative’s name alone, held jointly, or in a trust. Check the Miami-Dade County Tax Collector for unpaid taxes.