Updated November 4, 2026
First, take a breath: you do not have to decide everything now
Inheriting a house comes with grief, paperwork and a long to-do list. The good news is that most of the big decisions can wait a few weeks while you get organized. What cannot wait is keeping the home safe, insured and legally in order.
This site walks through the basics for Pinellas County homes: what probate is, who can sell, what happens to the property tax bill, and your main options. It is general information only. Talk to a Florida probate attorney and a tax professional about your situation. This site is general information, not legal or tax advice.
Florida probate in plain English
Probate is the court process that confirms who is in charge of a person's estate and who receives the property. In Florida, a house owned in the decedent's sole name usually goes through probate before it can be sold or transferred, unless it passes another way (for example, as a joint tenancy with right of survivorship, or through a trust).
There are two common types. Formal administration is the full process. Summary administration is a shorter version. Under Fla. Stat. 735.201, summary administration is available when the value of the estate subject to administration, not counting exempt property, does not exceed $75,000, or when the person has been dead for more than two years. Whether a home counts toward that amount can depend on whether it is protected homestead, so ask an attorney how it applies to your situation.
Probate for Pinellas County estates is handled through the Pinellas County Clerk of the Circuit Court, which publishes probate information and forms for the public. If you are holding the original will, Florida law generally requires you to deposit it with the Clerk promptly after the death. See our guide on Florida probate and selling a house.
Who can sell the house?
Usually the court-appointed personal representative (sometimes called an executor), who receives official papers called Letters of Administration. Under Fla. Stat. 733.613, if the will gives the personal representative a power of sale, the house can generally be sold without a separate court order. Without that power, a sale may need court authorization or confirmation before title passes.
Heirs who are not the personal representative generally cannot sign a sale contract on their own. If the home is protected homestead, different rules apply, which brings us to the next point.
Homestead rules can change the whole plan
Florida treats a primary residence in a special way. Under Fla. Stat. 732.4015, protected homestead generally cannot be left by will if the owner is survived by a spouse or a minor child, with an exception allowing it to pass to the spouse when there are no minor children. If it is not devised, Fla. Stat. 732.401 says that when there is a surviving spouse and descendants, the spouse gets a life estate and the descendants a remainder. The spouse may elect, within six months of the death, to take a one-half interest instead.
These rules decide who really owns the house, and therefore who has to sign. A Florida probate attorney can confirm this before anyone lists the property. More in our guide on homestead and inherited property.
Property taxes and the homestead exemption
The Pinellas County Property Appraiser says the homestead exemption belonged to the person who owned and lived in the home. The Florida Department of Revenue notes the exemption does not apply to the property in the year after the owner dies, though it continues for a surviving spouse (and in certain joint-tenant situations). The Property Appraiser asks heirs to report the death and provide a death certificate and any probate filings so tax notices go to the right person and undeserved exemptions do not turn into liens.
Also, when ownership changes, the Property Appraiser says the assessed value of a home resets to full market value the year after a purchase. Ask the Property Appraiser how a transfer by inheritance affects your specific parcel, and plan for a possibly higher tax bill. You can reach the office at (727) 464-3207.
Securing and insuring an empty house
A vacant home can attract problems quickly: water leaks, mold, break-ins and storm damage. Pinellas County is hurricane territory, so have a plan for storm season. Lock up, keep the lawn tidy, forward the mail and have someone check inside regularly.
Call the home's insurance company right away. Tell them about the death and that the house may be empty, and ask what is covered and what they require. Many policies limit coverage for vacant homes, so do not assume. Keep paying insurance, property taxes and any mortgage or HOA dues while probate is open.
Keep, rent or sell
There is no single right answer. Keeping means you pay taxes, insurance and upkeep. Renting adds landlord duties. Selling can end the carrying costs and make it simple to divide proceeds among heirs, whether you sell as-is or make repairs first. Costs and timelines vary, so get quotes and compare. See keep, rent or sell.
On taxes, the IRS says the basis of inherited property is generally its fair market value on the date of death, often called a step-up in basis. That can affect any gain when you sell. A tax professional can explain how it applies to you.
If you decide to sell, get matched with a licensed local agent
TheBayPros offers a free matching form that connects heirs with licensed local listing agents who work with Pinellas County properties, including estate and probate sales. You tell us a little about the property and your timeline, and an agent reaches out. There is no obligation.
Disclosure: Pinellas Inherited Home Help is part of TheBayPros. TheBayPros' owner is related to Krystal Crichlow of eXp Realty, who may be among the licensed local agents introduced to you. You can choose any agent you like.
Ready to talk to a licensed local listing agent? Use the free matching form on this site. It is free, and you are never required to hire anyone.
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Frequently asked questions
Do I have to go through probate to sell an inherited house in Pinellas County?
Often yes, if the home was in the decedent's sole name. Homes that pass by joint tenancy with right of survivorship or through a trust may avoid probate. A Florida probate attorney can tell you which applies.
What is the difference between formal and summary administration?
Formal administration is the full court process. Summary administration is a shorter process available under Fla. Stat. 735.201 when the estate subject to administration (not counting exempt property) is $75,000 or less, or the person died more than two years ago. Ask an attorney whether your estate qualifies.
Who signs the sales contract on an inherited house?
Usually the court-appointed personal representative, if probate is required. Where the will gives a power of sale, court approval of the sale is generally not needed; otherwise it may be (Fla. Stat. 733.613). Homestead rules can change who must sign.
Does the homestead exemption pass to me?
Not automatically. The Florida Department of Revenue says the exemption does not apply in the year after the owner's death, except for a surviving spouse and certain joint tenants. Report the death to the Pinellas County Property Appraiser and ask what to file.
What is a step-up in basis?
The IRS says the basis of inherited property is generally its fair market value on the date of death. That can reduce taxable gain if you sell. Ask a tax professional how it applies to your sale.
Is the home insured while it sits empty?
Not necessarily. Many policies limit coverage when a home is vacant. Tell the insurance company about the death and the vacancy right away and ask what is covered.
Is TheBayPros free for heirs?
The matching form is free to use and there is no obligation to hire anyone. You can choose any agent you like.