Probate in Florida isn't just time-consuming — it's expensive. Many families are surprised to discover how much of an estate's value can be consumed by fees, taxes, and carrying costs before a single dollar reaches the heirs.

Here's a complete, honest breakdown of what Florida probate actually costs.

Attorney Fees: The Largest Line Item

Florida law sets a statutory fee schedule for probate attorneys based on the gross value of the estate — not the net value after debts. That distinction matters enormously.

Florida Statutory Attorney Fees (§733.6171):

Estate Value	Statutory Fee
First $40,000	3% ($1,200)
Next $60,000	2.5% ($1,500)
Next $900,000	3% (up to $27,000)
Over $1,000,000	2.5% of excess

So for a $400,000 estate, the statutory attorney fee is approximately $11,000. And that's just the base fee — attorneys can charge additional "extraordinary fees" for complex matters like selling real estate, resolving title issues, or handling litigation.

The Personal Representative (executor) is also entitled to a similar fee for their services, though family members often waive this.

Court Filing Fees

Filing fees vary by county but typically range from $300 to $400 for the initial petition. Additional filings throughout the process — inventory, accountings, petitions for authorization to sell — add up to $500–$1,500 total in court costs.

Appraisal and Inventory Costs

Florida probate requires a formal inventory of estate assets. Real property must be appraised to establish fair market value. A licensed real estate appraisal typically costs $300–$600 per property.

If the estate includes multiple properties, vehicles, jewelry, or business interests, additional appraisals are required.

Property Carrying Costs During Probate

This is the cost most families underestimate. While probate drags on for 6–12 months (or longer), the estate continues to pay:

• Property taxes: Florida property taxes average about 1% of assessed value annually. On a $300,000 home, that's $3,000/year — or $250/month.
• Homeowner's insurance: Vacant property insurance is more expensive than standard coverage. Expect $1,500–$3,000/year for a vacant home.
• Utilities: Even a vacant home needs electricity (for security systems, sump pumps, A/C to prevent mold) and water service. Budget $100–$200/month.
• Lawn and maintenance: Florida's climate means grass grows year-round. Neglected properties attract code enforcement violations. Budget $100–$200/month.
• HOA fees: If the property is in a community with an HOA, dues continue regardless of occupancy.

Total monthly carrying cost on a typical Florida probate property: $500–$800/month.

Over a 12-month probate, that's $6,000–$9,600 in carrying costs alone — before any repairs or improvements.

Repairs and Deferred Maintenance

Inherited properties are often older homes that haven't been updated in years. Before listing with a traditional real estate agent, you may face pressure to make repairs or improvements to attract buyers.

Common repair costs on inherited Florida homes:

• Roof replacement: $8,000–$20,000
• HVAC system: $5,000–$12,000
• Plumbing updates: $2,000–$10,000
• Electrical panel: $2,000–$5,000
• Interior updates (flooring, paint, fixtures): $5,000–$20,000

A home that "just needs a little work" can easily require $30,000–$50,000 in repairs before it's market-ready.

Real Estate Agent Commissions

If you list the property with a traditional real estate agent after probate closes, expect to pay:

• Agent commissions: 5–6% of sale price
• Closing costs: 1–2% of sale price
• Seller concessions: Often 1–3% in a buyer's market

On a $350,000 home, that's $24,500–$38,500 in transaction costs.

The Total Cost of Traditional Probate

Let's add it all up for a hypothetical $350,000 estate with a single property:

Cost	Amount
Attorney fees	$10,500
Court costs	$1,000
Appraisal	$500
Carrying costs (12 months)	$8,400
Repairs	$25,000
Agent commissions + closing	$28,000
Total costs	$73,400

That's over 20% of the home's value consumed before heirs receive a dollar.

How a Cash Sale Reduces These Costs

Selling to a cash buyer during probate eliminates or dramatically reduces most of these costs:

• No repairs required — cash buyers purchase as-is
• No agent commissions — direct sale, no middleman
• Faster closing — reduces months of carrying costs
• No appraisal contingency — no lender-required appraisal
• Flexible timeline — close when probate allows

While a cash offer may be below full retail market value, the savings on repairs, carrying costs, and commissions often make the net proceeds comparable — or better.

The Bottom Line

Florida probate is expensive, and the costs compound the longer the process takes. Understanding the full picture helps families make informed decisions about whether to sell during probate, after probate, or to a cash buyer.

If you'd like a no-obligation cash offer on a Florida probate property, we work directly with Personal Representatives and probate attorneys to make the process straightforward.