Homeowner Handbook › When life gets complicated › Inheriting a home
Part 3 · When life gets complicated
Inheriting a Home in Hillsborough County: Your Options
By Linda Reynolds · Last reviewed November 2026
In this chapter
The first few weeks · Probate basics · Probate in Hillsborough County · Costs to plan for · Keep, rent, or sell · When several heirs are involved
The short version
Inheriting a home often comes during a season of grief, and there’s no need to make every decision at once. Protect the property, gather the paperwork, and get guidance from a Florida probate attorney. Once you understand who has authority to act and what the home costs to hold, you can decide whether to keep it, rent it, or sell it.
The first few weeks
- Secure the home. Lock up, check that utilities stay on, and keep up basic care so a small problem doesn’t become a big one. In our humidity, keeping the A/C running helps prevent mold.
- Call the insurance company. Let them know the owner has passed. A vacant home may need different coverage, and you don’t want a gap.
- Keep paying the mortgage, if there is one. Staying current protects the property while you decide what’s next. Federal law generally prevents a lender from calling the loan due just because the home passed to a relative.
- Let the association know. If the home is in an HOA, condo, or 55+ community, tell the association so dues, notices, and access stay on track.
- Gather documents. Look for the will or trust, the deed, mortgage statements, tax bills, insurance policies, and association documents.
Probate basics
Probate is the court process that confirms who inherits property and gives someone, usually called the personal representative, the authority to manage and sell it. Whether a home goes through probate depends on how it was owned.
- Held in a living trust: the trustee can often handle the home without probate.
- Owned jointly with survivorship, or with a transfer-on-death deed: the home may pass directly to the surviving owner or named beneficiary.
- Owned in the person’s name alone: probate is usually needed before the home can be sold or retitled. Florida offers a simpler process, called summary administration, for some smaller estates.
Florida also has special inheritance rules for a homestead, especially when the owner was survived by a spouse or minor child. A probate attorney can tell you which rules apply and how long the process is likely to take.
Probate in Hillsborough County
For a home in Sun City Center, Ruskin, Apollo Beach, or Wimauma, probate filings go through the Hillsborough County Clerk of Court & Comptroller. A few things to know:
- The original will should be deposited with the Clerk within ten days after the death. There’s no fee to deposit it.
- According to the Clerk, summary administration may be available when the whole estate is valued at no more than $150,000, or when the person passed away more than two years ago.
- The Clerk notes that an attorney is generally required for most probate cases.
For forms, records, and contact information, see the Clerk’s Probate, Guardianship, and Trust page, or call (813) 276-8100.
Costs to plan for
Even while you’re deciding, the home has ongoing costs. Knowing them helps you set a realistic timeline.
- Property taxes. The previous owner’s homestead exemption and Save Our Homes cap generally don’t carry over, so the tax bill may rise the following year.
- Insurance, including any change needed for a vacant home.
- Mortgage, HOA or condo dues, and CDD assessments, if any.
- Utilities, lawn care, and repairs to keep the home in good condition.
Keep, rent, or sell
Keep it
Makes sense if you’ll live there or have strong ties to it. Plan for the full cost of ownership, including taxes after the exemption ends. In a 55+ community, check the age and occupancy rules first.
Rent it
Can provide income, but it brings landlord responsibilities, possible repairs to make it rent-ready, and association rules that may limit or prohibit rentals.
Sell it
You can sell as-is or make light updates first. Selling is often possible during probate once the personal representative has authority. Some associations also need to approve the buyer.
Taxes can play a big role in this choice. Inherited property often receives a new tax basis based on its value at the date of death, which can reduce taxes on a sale. A tax professional can explain how that applies to you.
When several heirs are involved
When siblings or other relatives inherit together, everyone may have different needs and feelings about the home. That’s normal. A few things help:
- Start with shared facts: the home’s value, its costs, and its condition.
- Consider whether one heir could buy out the others.
- Agree on who will handle day-to-day decisions and how costs will be shared.
- Many South Shore homes are inherited by family who live out of state. A local agent can coordinate access, repairs, and showings for everyone.
Want it all in one place?
My free inherited property guide walks through each step, from the first week to closing.
Not sure where to start?
I’ll help you understand what the home is worth and walk through your options, at whatever pace feels right for your family.
Keep reading
Equal Housing Opportunity. This handbook offers general information, not legal or tax advice. Probate rules and thresholds can change, so please consult a Florida probate attorney and a tax professional about your specific situation.