Who can sign for the estate
It depends on how the land passed. Most inherited land is an estate asset, and the personal representative, often called the executor, sells it. The court appoints that person and issues Letters of Administration, which is the paper the title company will ask to see.
If the will gives the personal representative a power of sale, they can sell without going back to court. If there is no will, or the will gives no power of sale that can be used, Florida law says no title passes until the court authorises or confirms the sale. That is an extra step, so ask your probate attorney about it early.
- The will gives a power of sale: the personal representative signs, with no court order needed.
- No will, or no usable power of sale: the court authorises or confirms the sale first.
- A family home that was protected homestead: every heir signs, not the personal representative.
- Summary administration: the people the court's order assigns the land to sign.
A family home is different
A parent's home is often protected homestead. It does not go through the estate like other property. The personal representative does not take control of it, and it passes to the heirs, so everyone who inherited it signs the deed. That can include a surviving spouse who holds a life interest. Title companies often want a court order confirming homestead status first.
A vacant waterfront lot is usually not homestead, because nobody lived on it. The exception can be a lot next to the house that was used with it. Your probate attorney will know which one you have.
Summary administration for smaller or older estates
Florida has a shorter court process called summary administration. Since 1 July 2026 it is available when the estate to be administered in Florida, less property that is exempt from creditors, is worth $150,000 or less. The limit used to be $75,000. It is also available, whatever the value, when the person died more than two years ago. Either way, the will must not direct full administration.
Instead of appointing a personal representative to sell, the court makes an order assigning the property to the people entitled to it, and they sign the deed. A waterfront lot is usually worth more than $150,000 on its own, so many waterfront estates will only qualify through the two-year route.
Heirs in several states, and signing from far away
Nobody needs to fly to Florida. A Florida deed can be acknowledged before a notary in any other state, and Florida also allows online notarisation. A Florida deed needs two witnesses as well, and the title company will tell each signer how to arrange them.
Expect identity checks, and welcome them. In June 2026 the FBI warned that criminals pose as the owners of vacant parcels and try to sell them without the owner knowing. Estate land with heirs out of state fits that pattern, so a careful title company will verify every signer before anything is signed. Florida county clerks must also offer a free alert that emails you when a document is recorded against your name, and it is worth signing up while the estate is open.
The lot keeps costing money while you wait
Probate does not pause the tax bill. Florida property tax is billed every November and becomes delinquent on 1 April. If it goes unpaid, the tax collector sells a tax certificate on the lot, and interest and costs are added to what is owed.
Code liens and fines keep running too. Recorded liens are paid off at closing from the sale, and cities often reduce them first. If there is an open code enforcement case, Florida law requires the seller to tell the buyer about it in writing before the sale, with copies of the notices.
What to ask any buyer, including us
Estates attract a lot of letters and calls from people who want to buy. Before you sign with anyone, ask these questions and get the answers in writing.
- Proof of funds: a recent bank or lender letter, in the name of the company on the contract.
- Can the contract be assigned? If it can, the company you sign with may sell your contract to someone else before closing.
- Which Florida title company closes it, and can you call them yourself?
- What happens to the contract if the court or the heirs take longer than planned?
Where ArtStayz fits
We buy waterfront lots in Miami-Dade and Broward: on the water, 7,000 sq ft and up, with a route to the ocean for a large boat. A fixed bridge on the route changes the price, it does not rule the lot out. Inherited land with no water? Send the address and we will get back to you.
We can agree a price with the personal representative or with every heir, wherever they live, and close once the estate can sell. Call or text Steve at 954.459.1697, or send the address through the form. This page is general information, not legal advice, so confirm the specifics for your estate with your probate attorney.