Losing a loved one is hard enough. The last thing families need is uncertainty about how long the probate process will take — especially when there’s an inherited property involved. The honest answer is that timelines vary significantly depending on which Florida county you’re in, the complexity of the estate, and whether the court classifies it as a Summary or Formal Administration.

Here’s what Florida families actually need to know.

Summary vs. Formal Administration

Florida probate falls into two main tracks. Summary Administration is available for estates where the total non-exempt assets are valued under $75,000, or where the decedent has been deceased for more than two years. It’s the faster path — typically completing in 4 to 8 weeks — and requires fewer court appearances and filings.

Formal Administration is required for larger or more complex estates. This is the track most families with real property end up in, and it carries a mandatory 90-day creditor notice period under Florida law. That 90-day window is the single biggest driver of your timeline — it cannot be waived regardless of the county.

County-by-County Timeline Breakdown

Broward County (17th Judicial Circuit) Formal Administration in Broward County typically runs 6 to 9 months from the initial petition to final distribution. The Probate Division at the Broward County Courthouse, 201 SE 6th Street, Fort Lauderdale, FL 33301, handles all estate administration. You can reach the Broward Probate Division directly at (954) 831-6565. Summary Administration in Broward can be completed in as little as 4 to 6 weeks for qualifying estates.

Miami-Dade County (11th Judicial Circuit) Miami-Dade runs longer than most Florida counties due to sheer case volume. With six circuit judges assigned to probate matters, Formal Administration typically takes 8 to 12 months. The Probate Division is located at the Dade County Courthouse, 73 W. Flagler Street, Suite 238, Miami, FL 33130. Families should factor in additional lead time when coordinating a property sale.

Palm Beach County (15th Judicial Circuit) Palm Beach Formal Administration typically runs 6 to 9 months. The Palm Beach County Courthouse Probate Division is located at 205 N. Dixie Highway, West Palm Beach, FL 33401. Summary Administration for qualifying estates usually completes in 4 to 6 weeks.

Hillsborough County (13th Judicial Circuit) Hillsborough County, covering the Tampa metro area, typically runs 6 to 9 months for Formal Administration. The George E. Edgecomb Courthouse handles probate matters at 800 E. Twiggs Street, Tampa, FL 33602.

Orange County (9th Judicial Circuit) Orange County Formal Administration generally takes 7 to 10 months due to the volume of estates filed in the Orlando metro. The Orange County Courthouse Probate Division is located at 425 N. Orange Avenue, Orlando, FL 32801.

Can You Sell an Inherited Property Before Probate is Finished?

Yes — and this is one of the most important things for Florida families to understand. Once the court issues Letters of Administration and appoints a Personal Representative, you can accept an offer and sign a purchase contract. The actual closing cannot occur until the court issues an Order Authorizing Sale, but having a committed buyer locked in from the beginning stops the clock on carrying costs like property taxes, insurance, and maintenance.

At The Building Buyer, we commit to our agreed offer from day one and coordinate directly with your probate attorney. We’ve been doing this in Florida since 2016 and understand exactly how each county’s court operates.

The Bottom Line

Don’t wait until probate is finished to start the sale process. The earlier you engage a buyer, the sooner your family can move forward.

Have questions about selling an inherited property in Florida? The Building Buyer has been helping Florida families navigate probate real estate since 2016. Call or contact us today for a no-obligation conversation