A Reliable Cash Buyer for Estate and Probate Property in Florida
When a personal representative or trustee needs to sell a house or commercial building as-is — contents, repairs, heirs out of state and all — Libera Capital Group offers a direct, documented, court-friendly purchase.
- As-is, contents can stay
- Court approval contingencies OK
- Houses & commercial
- Discreet, professional handling
Estate real estate rarely arrives in ideal condition. The decedent may have lived in the home for decades without updating it. The property may have been vacant for months while the family grieved and the estate was opened. Belongings fill every room and the garage. The roof may be past the age insurers accept. Heirs may live in other states, disagree about whether to keep or sell, or simply want the process to be over. And as counsel to the personal representative or trustee, you need a sale that is defensible: fair value, clean documentation and a closing that fits the court’s timeline.
Libera Capital Group is a principal buyer that purchases for its own account. Our principals are licensed real estate brokers, but in our purchases we act only as a principal buyer — we do not represent the estate or any other party in the transaction. What we offer your fiduciary clients is a straightforward option: a written as-is cash offer, a contract drafted to accommodate probate requirements, and a closing coordinated with your office and the title company. If the fiduciary decides a listing makes more sense, we fully support that decision.
This page explains how we work with Florida probate, estate and trust attorneys — what we can close, how we handle court approval and title, cleanouts and occupied homes, confidentiality, and our approach to compensation and compliance. For the seller-facing view, your clients can read our page on selling inherited and probate property.
Why Do Probate Attorneys Work With Libera Capital Group?
Less work for the personal representative
No repairs, no staging, no showings, no estate sale required before closing. The fiduciary can remove what the family wants to keep and leave the rest; we handle everything left behind after closing.
Net proceeds that hold up
No commission on a direct sale and normal closing costs paid by us. Our written offer explains how we arrived at the price, which helps the fiduciary document the decision for beneficiaries and the court.
Contracts built for probate timing
We are comfortable with contingencies for issuance of letters, entry of an order authorizing sale or determining homestead status, and closing dates tied to the court calendar.
Calm, respectful communication
Families are grieving. We speak plainly, avoid pressure, and communicate through your office if you prefer. Beneficiaries can ask us questions, and we answer them honestly.
What Kinds of Estate and Trust Property Can We Buy?
Residential estate property
Single-family homes, condos, townhomes, villas, duplexes and manufactured homes — whether the decedent lived there or held them as rentals. That includes a 1970s block home in Port Charlotte, a Cape Coral canal home with a failing seawall, a Naples condo in a building facing a milestone inspection and reserve requirements, and a mobile home in a North Fort Myers park. See our pages on single-family homes and condos and townhomes.
Rental portfolios and multifamily
Decedents often leave rental property with tenants in place, sometimes with informal leases and incomplete records. We buy occupied properties and take over existing tenancies. See multifamily and apartments and tenant-occupied property.
Commercial property held by estates and trusts
Office buildings, retail strips, warehouses, mixed-use buildings and other commercial property held directly, in an LLC or in a revocable trust. Commercial assets in an estate often need decisions quickly because tenants, lenders and insurance renewals do not wait for probate. See our commercial property overview.
Property with complications
- Homes with unpermitted additions or open code cases
- Storm-damaged homes, including those in flood zones facing FEMA substantial-damage questions — see hurricane and flood damage
- Properties with delinquent taxes, tax certificates or liens — see back taxes and liens
- Homes in pre-foreclosure where the decedent’s mortgage went unpaid — see foreclosure
- Vacant homes that have been broken into or have deteriorated — see vacant property
Which Florida Probate Mechanics Can We Accommodate?
You know Florida probate far better than we do, and we defer to you on every legal question. What we bring is experience structuring purchases around the steps your office manages. The overview below is general and is not legal advice.
Formal and summary administration
In formal administration, the court issues letters of administration to the personal representative, who then has authority to act for the estate. Florida also offers summary administration for estates where the value of the non-exempt assets subject to administration does not exceed $150,000 (the limit was $75,000 before July 1, 2026), or where the decedent has been dead for more than two years. Each path affects who signs the deed and what the title company will require. We are comfortable waiting for letters to issue or for an order of summary administration before closing, and we can sign a contract in the meantime so the family knows the property is handled.
Power of sale and orders authorizing sale
Whether the personal representative may sell without a court order often depends on the will’s language and the circumstances. Where a court order authorizing or confirming the sale is required or advisable — or simply requested by the title underwriter — we include a contingency for it and keep our offer firm while you obtain the order. We can provide whatever information you need about the offer and the buyer for your petition.
Homestead property
Florida’s homestead protections can determine whether a residence passes outside the probate estate, who receives it and whether the personal representative has authority to sell it. Title companies frequently require an order determining homestead status before insuring a sale. We understand these steps can take time and structure our contracts to allow for them. Questions about homestead devise restrictions and the rights of a surviving spouse or minor child are, of course, for counsel.
Ancillary administration
When the decedent lived outside Florida but owned Florida real estate, ancillary administration in the Florida county where the property sits may be needed. Out-of-state families are often relieved to find a buyer who can handle the property without their travel. We coordinate with Florida ancillary counsel and the domiciliary representative.
Trust-held property
Real estate titled in a revocable trust that became irrevocable at death can often be sold by the successor trustee without a probate proceeding, subject to the trust instrument and the title company’s requirements, such as a certification of trust and death certificate. Trust sales frequently close faster, and we can move quickly when the paperwork is in order.
Creditor periods, liens and payoffs
Mortgages, reverse mortgages, HOA or condo association balances, code liens and delinquent property taxes must be addressed at closing. We work with the title company to obtain payoffs and, where appropriate, negotiate with lienholders. Reverse mortgage servicers in particular have specific timelines after a borrower’s death, and a quick, as-is buyer can help an estate meet them.
Multiple heirs and disagreements
When beneficiaries disagree, a written, well-documented offer from an arm’s-length buyer can help the fiduciary demonstrate that the sale is fair. We are glad to explain our offer to beneficiaries, with your permission, and we never take sides in family disputes.
How Do As-Is Sales and Cleanouts Work?
One of the biggest burdens on a personal representative is the physical property itself: the contents, the condition and the upkeep while the estate is open.
Leave what the family does not want
The family should take any items of sentimental or monetary value, important papers, firearms, and anything specifically devised under the will. Everything else — furniture, clothing, garage contents, yard debris — can stay. After closing, we handle the cleanout at our expense. That saves the estate the cost and the emotional work of an estate sale and dumpsters.
Condition and disclosure
Personal representatives often know little about the property’s history. We buy as-is and do not require the fiduciary to investigate or repair. Florida sellers generally have disclosure obligations about known material defects; the fiduciary should share what they know, and counsel can advise on the appropriate disclosure. Our offer already assumes we will find issues.
Securing a vacant property
Vacant estate homes are vulnerable to break-ins, squatters, water leaks, mold and code violations, and insurers often restrict coverage for vacant homes. A fast contract and closing reduces that risk. If the home is already damaged, we still buy it.
Occupied by a relative or tenant
Sometimes a family member or tenant lives in the home. We can buy with the occupant in place and handle the transition after closing, or we can set a closing date that allows a family member time to relocate. Any removal of an occupant should follow Florida law, and counsel should advise on the proper process.
How Do We Support the Fiduciary’s Duties?
A personal representative or trustee must act in the best interests of the estate or trust and its beneficiaries. We cannot advise on fiduciary duties, but we can make the documentation easier:
- Written offer with explanation. We describe the condition issues and costs that drive our price.
- Comparison with listing. On request, we provide a side-by-side net comparison so the fiduciary can see the trade-offs. They are always free to obtain an appraisal or broker opinion.
- No pressure on timing. We give reasonable time to consider the offer, consult beneficiaries and seek court approval.
- Arm’s-length transaction. We are an independent buyer with no relationship to the fiduciary or beneficiaries.
- Clean closing file. Closing through a Florida title company or attorney with a settlement statement showing every dollar.
What Southwest Florida Property Issues Show Up in Estates?
Estate property in our home market has some recurring characteristics that affect both value and the practical path to a sale. Knowing them helps counsel set expectations with fiduciaries and beneficiaries early.
Older roofs and insurability
Many decedents owned their homes for decades and never replaced original or aging roofs. Florida insurers frequently decline or restrict coverage on older roofs, which means a financed buyer may be unable to close. Estates also struggle to keep a vacant home insured. A cash buyer who can close without a lender’s insurance requirement removes that obstacle.
Condominium inspection and reserve laws
After the Surfside collapse in 2021, Florida enacted milestone structural inspection requirements and structural integrity reserve study requirements for many condominium buildings three stories or higher. In many coastal Southwest Florida buildings this has led to special assessments and higher association dues. An estate holding a condo unit may face an assessment the beneficiaries did not expect, and some lenders hesitate to finance units in affected buildings. We buy condo units in those buildings and account for pending or likely assessments in our offer.
Canals, seawalls and docks
Cape Coral, Punta Gorda Isles, Port Charlotte and other waterfront communities have thousands of canal homes with seawalls that may be cracked, leaning or damaged by storm surge. Seawall replacement is expensive and a common reason for price reductions after inspection. We include seawall condition in our evaluation rather than asking the estate to repair it.
Well and septic
In Lehigh Acres, parts of Cape Coral, North Port, Golden Gate Estates and rural Hendry, Glades and DeSoto counties, homes often rely on private wells and septic systems. Older systems that have sat unused while an estate is open may need service or replacement. We buy with those systems as they are.
Storm history and flood zones
Homes in Lee, Charlotte and Sarasota counties may carry unrepaired damage from Hurricane Ian in 2022 or from Helene and Milton in 2024, sometimes with an unresolved insurance claim in the decedent’s name. Homes in FEMA special flood hazard areas with significant damage may face substantial-damage determinations. Counsel should advise on who controls any claim proceeds; we can buy the property regardless of the claim’s status.
Cash Sale vs. Listing an Estate Property: How Do They Compare?
For a well-kept home in a strong neighborhood, a listing may produce a higher gross price. For estate property that needs work, contains a lifetime of belongings or sits vacant out of state, the net difference narrows. Typical considerations:
| Factor | Direct sale to Libera Capital Group | Listing with an agent |
|---|---|---|
| Commission | None on a direct sale | Often 5–6% for residential property |
| Cleanout and estate sale | Not required — we handle contents after closing | Usually required before showings |
| Repairs and updates | None | Often needed for financed buyers and insurance |
| Inspection concessions | Rare; condition already priced | Common on older homes |
| Carrying costs while open | Short | Taxes, insurance, utilities, HOA dues, lawn and pool care |
| Vacancy risk | Minimized by quick closing | Extended vacancy can raise insurance and security issues |
| Timing | Close when letters/orders are in place, often 7–14 days after | Commonly several months after listing |
| Closing costs | We pay normal closing costs | Estate typically pays doc stamps, owner’s title policy and other seller costs |
Your clients can read more in our cash offer vs. listing guide.
How Does an Attorney Referral Work?
- Send us the property. Address, type, the fiduciary’s status (letters issued, pending, or trust), and any known issues such as liens, tenants or storm damage.
- We evaluate and visit. We review public records and arrange access through your office or the fiduciary. One visit is usually enough.
- Written offer to the fiduciary. Typically within 24–48 hours of access and information, with contingencies for letters, court orders or homestead determinations as needed.
- Coordinated closing. We work with your office and the title company on required documents, pay normal closing costs and fund the estate’s proceeds at closing.
Our general process is described on how it works.
How Do We Handle Confidentiality, Professionalism and Compliance?
Confidentiality
Estate matters involve family details, finances and sometimes conflict. We share information only with those who need it to evaluate and close the purchase. We never publicize a decedent’s property or a family’s circumstances.
Working through counsel
If you prefer that all communication run through your office, it will. If the personal representative wants to speak with us directly, we keep you copied unless you tell us otherwise.
No referral payments to attorneys
Attorneys are subject to the Rules Regulating The Florida Bar, which address conflicts of interest and compensation for referrals. We do not offer referral fees, gifts or other incentives to attorneys for introducing clients. Our relationship is simply that of a buyer available to your clients. We also do not pay referral fees to unlicensed parties where Florida law prohibits it.
Licensed agents remain welcome
If the estate has engaged a licensed real estate agent, the agent can represent the estate in a sale to us and be compensated under their listing agreement. See our real estate agent partner page.
Fair dealing
We are a principal buyer, we say so in writing, and we encourage every fiduciary and beneficiary to rely on their own counsel.
Refer an Estate or Trust Property
Share whatever the fiduciary has authorized. We will reply promptly and let you know whether the property fits.
Refer a Property
No obligation. No fees. No repairs. Tell us about the property and we'll follow up with a cash offer.
Where Do We Buy Estate Property?
We buy statewide, with deep local knowledge across our Southwest Florida home market, where probate matters run through each county’s circuit court and clerk:
Other partner programs: all partner types, public adjusters and lenders and banks.
- We buy estate, probate and trust property as-is across Florida, with contents left behind.
- Contracts can include contingencies for letters, orders authorizing sale and homestead determinations.
- Written offers with explanations help fiduciaries document their decisions.
- We do not pay referral fees to attorneys or to unlicensed parties where Florida law prohibits it.
Frequently Asked Questions from Probate and Estate Attorneys
Can you sign a contract before letters of administration are issued?
We can sign a contract contingent on the personal representative’s appointment and authority, with closing after letters issue. Whether the fiduciary should sign before appointment is a question for counsel; many attorneys prefer a letter of intent first, and we are happy to provide one.
Will you wait for a court order authorizing the sale?
Yes. We include a contingency for any required court order and keep our offer firm while you obtain it, subject to the contract terms. We can also provide information about the offer and the buyer for your petition.
Do you buy homes that may be protected homestead?
Yes. We understand that a title company may require an order determining homestead and that homestead status affects who conveys title. We structure the contract and timeline around those steps as advised by counsel.
Does the family need to empty the house?
No. The family should remove items they want to keep and anything specifically devised, but the remaining contents can stay. We handle the cleanout after closing at our cost.
Do you pay referral fees to attorneys?
No. We do not offer referral fees, gifts or incentives to attorneys. We are simply an option available to your clients, and we encourage you to evaluate us on that basis and consult the applicable Florida Bar rules.
Can you buy property in an out-of-state decedent’s estate?
Yes. We regularly work with families who live elsewhere and coordinate with Florida ancillary counsel and the domiciliary personal representative. No one needs to travel to Florida for the closing in most cases.
What if there is a reverse mortgage on the property?
We can close quickly to help the estate meet servicer timelines. The title company obtains the payoff, and the balance is paid at closing from sale proceeds. If the loan exceeds value, counsel should advise on the estate’s options.
Will you buy commercial property held by an estate or trust?
Yes. We buy retail, office, industrial, mixed-use and other commercial property, including properties held in LLCs owned by the estate or trust, and can take over existing tenant leases at closing.
Can beneficiaries speak with you directly?
With your permission and the fiduciary’s, yes. We are glad to explain our offer and process to beneficiaries, but we do not take sides in disputes and always defer to counsel on legal questions.
How does a cash buyer calculate an offer on a Florida estate property?
We start from what comparable renovated homes nearby sell for, then subtract repairs, cleanout, holding and closing costs and a margin for risk. The personal representative gets that math in writing, which helps document a fair process for heirs. Estate homes often need roofs, plumbing or electrical updates, and those items, plus flood zone and condo assessments, move the number most.
Can a Florida estate sell a house to a cash buyer during the creditor claim period?
Often, yes, but it depends on the type of administration, any court order and what the title company will insure. Some sales close during the creditor period with proceeds held or distributed as the court and counsel direct. The estate’s attorney decides the right path; we write the contract and closing date to fit that schedule rather than forcing a deadline.
Can a cash sale close if the heirs live out of state or outside the United States?
Yes. Florida title companies routinely handle mail-away and remote closings, so heirs and personal representatives do not need to travel. Signatures may need to be notarized or apostilled abroad, and federal withholding rules can apply to foreign sellers. A Florida attorney, the title company and, for foreign heirs, a home-country tax adviser should confirm what applies before closing.
Who pays closing costs when an estate sells a house to Libera Capital Group?
We pay normal closing costs, so the estate does not pay agent commissions or the typical buyer-side charges. Estate-specific obligations such as attorney fees, court costs, mortgage payoffs, liens and unpaid taxes are still paid from the estate’s proceeds. Your client sees every line on the settlement statement before signing, and the title company handles the disbursements.
Will you put a cash offer on an estate property in writing for the court or the heirs?
Yes. Every offer comes as a written contract the personal representative and counsel can review, share with beneficiaries and, where required, submit with a petition for approval. It states the price, closing timeline, contingencies and who pays which costs. The estate’s attorney decides what the court needs to see; we simply make the paperwork clear.
Have an Estate Property That Needs a Clean, As-Is Sale?
Refer it to us or call (239) 686-0823. Respectful, documented and coordinated with your office.