What probate costs in Pinellas County, and who pays for it
Most families have no idea what probate costs until a bill shows up. This page lays out each cost you're likely to see, which ones are fixed by law, which ones vary, and where the money normally comes from.
- Court filing fees under Fla. Stat. 28.2401: $340 for summary administration (estates of $1,000 or more) and $395 for formal administration, each plus a $4 service charge.
- Attorney fees are usually the largest cost, and they vary with the type of probate and how complicated the estate is.
- Probate costs are normally estate expenses, though a family member often has to front them.
- When we buy the house, we pay the probate cost, typically about $3,000, and it is not deducted from the heirs' share.
The costs, line by line
| Cost | What it is | How much |
|---|---|---|
| Court filing fee | Paid to the Pinellas County Clerk when the petition is filed | Summary administration $340 (estates of $1,000+); formal administration $395; plus a $4 service charge (Fla. Stat. 28.2401) |
| Attorney fees | Preparing and filing the petition, heir documents, and orders | Varies. Summary administration is often a flat fee. Formal administration usually costs more. |
| Publication of notice to creditors | Required in formal administration; printed in a local newspaper | Set by the newspaper |
| Certified death certificates | Needed by the court, the title company, banks, and insurers | A per-copy fee; the funeral home can order them |
| Certified copies of court orders | From the Clerk, for the title company and others | Small per-page and certification charges |
| Appraisal | Sometimes needed to value the house or other assets | Depends on the appraiser and the property |
| Bond | Occasionally required of a personal representative in formal administration | Depends on the case; often waived when the will says so |
We've stuck to the statute amounts for filing fees. For everything else, ask for a written quote or fee agreement before you commit.
Attorney fees, in plain terms
Florida generally requires an attorney for probate petitions, so this is the one cost almost no estate avoids. How it is charged depends on the lawyer and the type of probate.
- Summary administration is simpler and is often handled for a flat fee.
- Formal administration takes longer and involves more court work, so it usually costs more. Some attorneys bill hourly, and some use a fee tied to the size of the estate.
- Disputes between heirs, a will contest, or a partition case add cost because they add work.
A good attorney will explain the fee before starting and put it in writing. That is a fair thing to ask for, and you should.
The costs nobody lists: carrying the house
Court and attorney costs get the attention, but the house itself costs money every month the estate is open. These add up quietly:
- Homeowners insurance. A vacant house may need a different policy. Call the carrier.
- Utilities. Power to run the air conditioning keeps mold away in a Florida summer. Water should usually stay on but be watched.
- Property taxes. After the owner dies, the homestead exemption and Save Our Homes cap end, and the Pinellas County Property Appraiser reassesses the next year. The tax bill on an inherited house can jump sharply.
- Lawn care and upkeep. An overgrown yard invites code violations, and a vacant look invites trespassers.
- Mortgage or reverse mortgage interest, if there's a loan on the house.
Who normally pays
In Florida, probate costs are expenses of the estate. In theory, the estate pays them. In practice, the estate's money is often tied up in the house, and the bank accounts may be frozen until the court acts. So one family member, often the person who lives closest, ends up paying the attorney and the filing fee out of pocket and getting reimbursed later from the sale.
That can cause friction. One sibling has thousands of dollars in, and the others haven't put in anything. Keep receipts for every cost you pay, and tell the attorney, so reimbursement can be handled properly.
A few other money points that ease people's minds:
- Florida has no state inheritance tax and no estate tax.
- Heirs are generally not personally liable for the person's debts. Valid debts are paid from the estate.
- Inherited property generally gets a stepped-up tax basis to its value at death, so selling soon after usually means little or no capital gain. Confirm with a CPA.
We're not attorneys or accountants. This is general information to help you ask better questions.
How it works when we buy the house
Pinellas Probate Home Buyers is the probate division of 131 Cash Home Buyers. When we buy an inherited house, we pay the probate cost, typically about $3,000 for the attorney and court costs. An independent licensed Florida probate attorney prepares the filings and represents the estate. That cost is not deducted from the heirs' share at closing.
Property taxes, liens, code fines, and any mortgage on the house are paid from the sale at closing, so heirs bring no money to the table.
To be straightforward about it: our cash offer is below full retail. That's the trade. You get speed, certainty, an as-is sale with no repairs or clean-out, and no probate bill. If listing the house with an agent would clearly net your family more and you have the time to do it, we'll tell you.
Ways to keep probate costs down, whatever you decide
- Check whether the estate qualifies for summary administration. Since July 1, 2026, the limit is $150,000 in non-exempt assets, and protected homestead doesn't count. Many more estates now qualify for the simpler, cheaper route. See summary vs. formal administration.
- Get heirs to agree early. Disputes are the fastest way to multiply legal fees.
- Gather documents before the first meeting, so you aren't paying for time spent chasing them.
- Don't let the house sit empty and unwatched. Damage, code fines, and break-ins cost far more than a lawn service.
Questions families ask
How much is the probate filing fee in Pinellas County?
Do heirs have to pay probate costs out of their own pocket?
Is your $3,000 coverage really not taken from our share?
Will we owe tax when we sell the inherited house?
Keep reading
We’re a home-buying company, not attorneys. This page is general information about Florida probate, not legal advice; an independent licensed Florida probate attorney represents the estate in every probate we pay for. Last updated November 2026.
Probate and the sale, handled in one place
Call or text Alex. He’ll ask a few questions about the house and the family, explain your options plainly, and tell you honestly whether selling to us makes sense.
- We pay the probate cost, typically about $3,000
- For qualifying estates, probate is often complete in 24–48 hours
- Closing about a week later at a licensed Florida title company
- The court doesn’t set your price or closing date. You and your family do.
Timelines depend on the estate. Formal administration or a family dispute takes longer, and we’ll tell you upfront.
Tell us about the house
Share the address and the best way to reach you. Alex will follow up, usually the same day.