Free Resources
Florida Home Seller Guides
Plain-English answers to the things Florida homeowners actually get stuck on - foreclosure timelines, probate, deeds, closing costs, insurance problems, and tenants.
No email required. No gate. We wrote these because most of the information out there is either wrong, out of date, or trying to sell you something.
Foreclosure & Financial
What Is A Short Sale? A Florida Homeowner's Guide
A short sale is selling your house for less than you owe, with lender approval. Here's how it works in Florida, what it costs you, and the 2026 tax change nobody's talking about.
Read guide →Lis Pendens In Florida: What It Means And What Happens Next
You were served a lis pendens. Here's exactly what it means, how much time you have, and whether you can still sell your house in Florida. Plain English.
Read guide →How Long Does Foreclosure Take In Florida? The Real Month-By-Month Timeline
Florida foreclosure takes 8-18 months from first missed payment to auction. Here's the month-by-month timeline, your options at each stage, and the point of no return.
Read guide →Mortgage Forbearance In Florida: What It Is, How To Get It, And What Happens After
Forbearance pauses your mortgage payments - but it's a deferral, not forgiveness. Here's how to request it in Florida, what happens when it ends, and better alternatives.
Read guide →Behind On Property Taxes In Florida: The Timeline And Your Options
Florida gives you 2 years before a tax deed sale can start. Here's the exact timeline, how tax certificates work, and how to keep your house.
Read guide →Probate & Inheritance
Florida Summary Administration: The Shortcut Through Probate (Updated for the New $150,000 Limit)
Florida raised the summary administration threshold to $150,000 on July 1, 2026. Here's who qualifies, how it works, and how to sell an inherited house.
Read guide →How Long Does Probate Take In Florida? The Real Timeline And Cost
Florida formal probate takes 8-12 months; summary administration takes 3-8 weeks. Here's the month-by-month timeline, real costs, and when you can sell the house.
Read guide →Selling An Inherited House In Florida
Inherited a house in Florida? Here's the order of operations - probate, title, taxes, carrying costs - and how to decide between listing it and selling as-is.
Read guide →Who Inherits If There's No Will In Florida?
Florida's intestacy laws decide who gets the house when there's no will. Here's the exact order of inheritance, plus what happens to the homestead.
Read guide →Can Siblings Force The Sale Of Inherited Property In Florida?
Yes - through a partition action under Fla. Stat. Ch. 64. Here's how it works, what it costs, and why settling out of court is almost always better.
Read guide →Inherited A House With A Mortgage In Florida
The loan doesn't die with the borrower. Here's your rights as a successor in interest, what a personal representative must do, and how the tax basis works.
Read guide →Property Condition
Selling A House With Code Violations Or Liens In Florida
Code enforcement fines can hit $250-$1,000 per day and become liens. They can't foreclose on homestead - but they will block your sale. Here's how to handle it.
Read guide →Can't Get Homeowners Insurance In Florida? Here's What To Do
Non-renewed over roof age? Florida law protects you if an inspector certifies 5+ years of useful life. Here's your rights, options, and what it means for selling.
Read guide →Selling A House That Needs Repairs In Florida
You can sell a Florida house as-is without fixing anything - but "as-is" doesn't mean you can hide problems. Here's what it costs you and when repairs are worth it.
Read guide →Selling A Fire, Water, Mold, Or Storm-Damaged House In Florida
Damaged house in Florida? The insurance claim is worth more than the repairs. Here's how claim proceeds work when you sell, and what you must disclose.
Read guide →Selling A Hoarder House Or A Vacant House In Florida
You don't have to clean it out. Here's what a full or empty Florida house actually costs you every month, the vacancy insurance trap, and your options.
Read guide →Selling A Florida Condo With A Special Assessment
Milestone inspections and SIRS reserve funding are driving huge Florida condo assessments. Here's what you must disclose, who pays, and how to sell.
Read guide →Selling Vacant Land In Central Florida
Tens of thousands of Central Florida lots sit unused, costing owners taxes every year. Here's what your land is worth, what blocks a sale, and how to sell it.
Read guide →Selling A Mobile Or Manufactured Home In Florida
Mobile homes in Florida have a DMV title, not a deed - unless it's been retired. Here's how that changes everything about selling, and what your options are.
Read guide →Selling A House In A Flood Zone In Florida
Florida law now requires sellers to disclose flooding - not just insurance claims. Here's what you must disclose, how flood zones affect a sale, and your options.
Read guide →Landlords & Tenants
Selling A Rental Property With Tenants In Florida
You can sell a Florida rental with tenants in place - the lease survives the sale. Here's what you must disclose, the 2026 eviction law change, and your options.
Read guide →Squatters Rights In Florida: What HB 621 Changed
Florida's HB 621 lets you remove an unauthorized occupant through the sheriff in 24-48 hours - no court eviction. Here's how it works and when it doesn't apply.
Read guide →Selling A Vacation Rental Or Airbnb In Central Florida
Kissimmee, Davenport, Champions Gate - selling an STR is different. Here's how bookings transfer, what buyers need to see, and the county rules that decide value.
Read guide →Property Type & Zoning
Is Your Land Worth More Than Your House? How To Check In Florida
Your county already publishes what your land is worth separately from your house. Here's how to look it up, how to check your zoning, and when the lot is the real asset.
Read guide →Selling A Duplex, Triplex Or Fourplex In Florida
Small multifamily sells differently from a house. Here's how buyers value 1-4 units, why tenants complicate a sale, and your options for selling as-is.
Read guide →Costs & Process
Florida Quit Claim Deed: What It Does, What It Doesn't, And What It Costs
A Florida quit claim deed transfers ownership - but it does NOT remove you from the mortgage. Here's how they work, what they cost, and when to use one.
Read guide →Florida Seller Closing Costs: What You'll Actually Pay in 2026
What sellers actually pay at closing in Florida - doc stamps, title insurance, commission, prorations - with real Central Florida numbers and who customarily pays what.
Read guide →How To Sell A House Without A Realtor In Florida
A step-by-step FSBO guide for Florida - required disclosures, pricing, paperwork, title, and closing. What you'll save, what it costs, and when it's a bad idea.
Read guide →Are "We Buy Houses" Companies Legit? An Honest Answer
Some are, some aren't. Here's exactly how cash offers are calculated, the seven red flags of a bad operator, and how to tell the difference before you sign.
Read guide →Cash Offer vs. Listing With A Realtor: The Real Numbers
Side-by-side comparison of listing, iBuyers like Opendoor and Offerpad, and local cash buyers - with net-proceeds math on a $400,000 Central Florida house.
Read guide →Selling A Florida House With HOA Problems, Liens Or Violations
Unpaid dues, a lien, or an open violation? Here's what your HOA can and can't do, what the estoppel certificate costs, and how it affects selling.
Read guide →Relocation
Selling A Florida House From Out Of State
You never have to set foot in Florida to sell. Here's how remote closings work, what a power of attorney does, and the FIRPTA withholding foreign owners must know.
Read guide →Downsizing To A Central Florida Active Adult Community
Sell first or buy first? That's the real question nobody answers. Here's how to sequence it, what Central Florida 55+ communities actually cost, and the fee traps.
Read guide →Should You Sell Your House Before You Move?
Sell first or move first? Here's the honest math on carrying two properties, the rent-it-out trap, and how to sequence a move out of Florida.
Read guide →Still not sure what to do?
Tell us about the property and we'll give you a straight answer - including when selling to us isn't your best move.