How selling an inherited house to us works, start to finish
Six steps. We carry the probate, the costs, and the house; you make the decisions. Most families go from first call to signed agreement in a week or two, and from there the court’s timeline decides the closing date — not a buyer’s lender.
Call, text, or send the form
Tell us the address and what you know: who passed, whether there was a will, who the heirs are, whether anything has been filed. If you’re not sure of any of it, that’s normal. Alex calls you back — usually the same day — and the first conversation is mostly listening.
What to have handy (none of it required): the death certificate, the will if there is one, a recent tax bill or mortgage statement, and the names and cities of the other heirs.
We look at the house
A walkthrough of about fifteen to thirty minutes, with you, a relative, a neighbor, or a lockbox. We photograph everything and send you the photos. Nothing needs to be cleaned, emptied, or repaired, and nothing you tell us about the house will scare us off.
If you live far away, see how we do this remotely in out-of-state heirs.
You get a written cash offer — with the math
Usually within 24 hours of the walkthrough. The offer shows the as-is value we used, the repairs and costs we’re taking on, and a net-to-net comparison with listing through an agent, so you can see what you’d actually receive each way. If listing would net you more, we say so.
There is no obligation and no expiration pressure. Grieving families need time; take it.
We open the probate — within 24 hours of signing
Once you sign the purchase agreement, we engage a Florida probate attorney who represents the estate, and the attorney is paid and working on the petition within one business day. We pay the attorney, the court filing fees, and the publication costs directly. If probate is already open, we work with your attorney and still pay the costs going forward.
Which type of probate applies — summary or formal — depends on the estate; see how Florida probate works.
The court authorizes the sale
Summary administration: the judge’s order transfers the house to the heirs, often within one to three months. Formal administration: Letters are issued to the personal representative and, if needed, an order authorizing the sale follows; the house can close while the rest of the estate is still finishing. We keep the attorney, the title company, and every heir moving so nothing sits.
Timelines in detail: how long probate takes.
You close, on the date you choose
A licensed Florida title company clears title, pays off any mortgage, taxes, or liens from the purchase price, and prepares the deed. Heirs sign with a mobile notary wherever they are. Your money is wired the same day. We handle the clean-out afterward — take what matters to you first.
We pay the normal closing costs: title search, owner’s title policy, settlement fee, documentary stamps and recording.
What our offer is, and isn’t
A cash offer is below what a perfect, empty, repaired house would sell for on the open market. The difference pays for the things you don’t have to do: repairs, clean-out, months of showings and carrying costs, the probate attorney, and the risk of a sale falling through. For a house that needs work, has heirs in several states, or simply needs to be finished, families often net closer to a listing than they expect, with far less stress — and we show you that comparison in writing.
For a house in excellent shape with heirs who have time and cash to carry it, listing with an agent can net more, and we will tell you so. We would rather be the buyer you trust than the buyer of a house we shouldn’t have bought.
What we never do
- Charge a fee or a commission, to anyone.
- Deduct the probate costs from your proceeds, or send you a bill for them.
- Pressure one heir to persuade another.
- Make an offer we don’t intend to close on. Our earnest money is deposited with the title company when we sign.
- Ask you to clean, repair, or empty the house.
- Hand you off. You call Alex’s number and Alex answers.
Featured three times on Tampa Bay 28, the ABC station for Tampa Bay
Alex Jandick’s work on abandoned houses whose owners died with no family to claim them, and on Florida’s squatter law, has been covered by Tampa Bay 28 (WFTS) reporter Michael Paluska. These are the real stories behind the kind of houses we buy.
Abandoned ‘zombie house’ where owner died undiscovered for years gets stunning renovation
Tampa Bay 28 returns to the abandoned St. Petersburg house from its 2024 story — bought by Alex, then fully renovated by a local investor — now restored and ready for a new family.
‘It’s like cat and mouse’: Enforcing Florida’s new squatter law
Reporter Michael Paluska rides along as Alex and St. Petersburg Police help a homeowner get a vacant house back under Florida’s new squatter law.
‘Zombie’ house flippers learn Florida man’s skeletal remains weren’t discovered for years
The original report on an abandoned St. Pete house whose owner had died years earlier, unnoticed — the kind of house no one else will touch, and the research it takes to find the next of kin.
Families we’ve helped
5.0 stars on Google. Read more on our reviews page or on our Google Business Profile.
“After my mother passed away, we had realtors calling non stop to list the house for sale. It was bothersome and their timing was insensitive. Alex came up as the first button when we searched online for a home buyer. He sat with us in the living room for two hours, as I reminisced about my Mom. Most importantly, he listened. He saw me cry, and consoled me. He was the only investor who actually cared, during a very tough time for our family. We recommend him to anyone who has lost a loved one, and has a home to sell.”
“Alex did the impossible for me. Decades ago, my late ex wife took our son and started a new life in America. In late 2025, Alex found me through a private investigator, and notified me of my ex wife and son’s passing. It shocked me when Alex told me I was the next of kin for their homes they left behind. After months of thought and processing, I sold the homes to Alex. If not for him, I would have never known. Alex visited my son’s grave for me, took pictures, and gave me the coordinates. I am grateful that there are kind humans in the world like Alex.”
“After interviewing several realtors and cash buyers, I chose Alex with 131 Cash Home Buyers. Homes in my neighborhood were taking 97 days on average to get an offer. Alex closed in 27 days. He also brought me chocolate covered strawberries on closing day, which was lovely. Overall, I saved $42,000 in realtor commission by accepting Alex’s offer.”
Ready when you are — or just want to talk it through?
One call, and the probate, the paperwork, the house, and the cost of all of it come off your plate. We’ll give you a written offer and the honest math behind it — including when listing with an agent would net you more.
- We pay the probate attorney, filing and publication costs in almost every case
- Probate attorney engaged and working within 24 hours of a signed agreement
- We buy whole houses and partial heir shares
- $0 fees, $0 commissions, no repairs, no clean-out
- Close as soon as the court allows — or months later, your choice
Tell us about the house
No pressure, no obligation. We’ll call or text you back — usually the same day — and you can ask us anything.