Sell an Inherited Home in Niceville, Fort Walton Beach, or Shalimar
Settling an estate is already a lot. Selling the home shouldn't add to the stress.
At Uber Realty, we work with families and executors selling inherited properties across Okaloosa County. Whether you're local or managing everything from another state, we coordinate the details from title issues to property prep to closing. You make the decisions. We handle the work.
We offer two listing programs depending on how involved you can be:
1% Done With You — You participate in key decisions and showings. We handle the MLS listing, negotiations, and closing coordination. The listing fee is 1%. If the seller offers a buyer's agent commission (typically 2%), total commission runs around 3%.
2% Done For You — We manage everything. Vendor coordination, property prep, showings, negotiations, and closing. The listing fee is 2%. If the seller offers a buyer's agent commission (typically 2%), total commission runs around 4%.
Both programs save your family real money compared to traditional 5–6% commissions. Commissions are not set by law and are fully negotiable.
What Makes Estate Sales Different
Inherited properties aren't like regular home sales. There are more moving pieces, more people involved, and more ways things can go sideways if your agent hasn't done this before.
Here's what we navigate for families:
Probate and legal coordination. We work alongside estate attorneys in Fort Walton Beach and Okaloosa County to meet court timelines and legal requirements. If you don't have an attorney yet, we can refer you to ones who specialize in Florida estate law.
Title and ownership issues. Multiple heirs, unclear deeds, old liens — these are common with inherited properties. We work with experienced local title companies to get things cleared before they become closing problems.
Reverse mortgage payoffs. If the property has a reverse mortgage, the full payoff amount has to be covered by the sale price before any proceeds reach the heirs. We account for that number in the pricing strategy from day one. This is the kind of detail that can blindside a family if their agent doesn't know to look for it.
Out-of-state management. Most of our estate clients don't live here. We handle showings, coordinate vendors, and keep all family members updated throughout. Virtual closings are available. Many families never set foot in Florida.
Property clean-out and prep. Whether the home needs a light cleaning or a full haul-out, we have vetted vendors throughout Niceville, Shalimar, and Fort Walton Beach who handle estate properties with care.
Tax and financial referrals. Inherited properties often qualify for a stepped-up cost basis, which can significantly reduce or eliminate capital gains. We connect families with local CPAs who understand Florida estate tax rules before they make decisions.
What Your Family Actually Saves
Use our Seller Savings Calculator to run your own numbers.
A Real Estate Sale We Handled From Start to Finish
The Heirs of John N. Williams, 81 Country Club Rd, Shalimar, FL
John Williams came to us before he passed. He sat down, walked through the entire process, and agreed to move forward. When we asked when he wanted to list the home, he said: after my death.
His goal was simple. Take care of his heirs. Handle the estate right.
That's exactly what we did.
When the time came, we worked directly with the executor of the estate from beginning to end. Here's what that actually looked like on the ground:
Personal property and estate sale coordination. The home had years of personal belongings that needed to be handled before the real estate could be listed. We brought in Early Bird Estate Sales out of Shalimar to run a proper estate sale. They're a local company we've worked with before because they do the job with the professionalism the situation calls for.
Property condition and full disclosure. The property had some condition issues. Rather than paper over them, we ordered pre-inspections upfront. Every issue was disclosed clearly to potential buyers from the start. No surprises at closing. No deals falling apart at the last minute.
Reverse mortgage payoff. John had a reverse mortgage on the property. That meant the sale price had to cover the full payoff before any proceeds went to the heirs. We built that number into the pricing strategy from day one, so the heirs knew exactly where they stood before we ever listed.
Every hurdle had a solution. The estate closed. The heirs were taken care of.
That's the job.
How the Process Works
Step 1: Free consultation. We review your situation together. Probate status, property condition, timeline, how many heirs are involved, any financial encumbrances on the property. No pressure, no commitment. Call, text, or meet us in Fort Walton Beach.
Step 2: Legal and title coordination. We get in sync with your estate attorney early, or help you find one. Title work starts immediately because that's where delays happen.
Step 3: Property preparation. Clean-out, repairs, photos, pre-inspections if warranted. We coordinate everything locally so you're not managing vendors from another state.
Step 4: Listing, showings, and closing. Professional MLS listing, qualified buyers, negotiation on your behalf, and a smooth close. All heirs stay informed throughout the process.
Frequently Asked Questions
Do I need probate before we can sell an inherited home in Florida? Not always. If the property was held in a trust or with joint survivorship rights, probate may not be required. Florida also has simplified probate for qualifying estates. We help you figure out where you stand and connect you with the right attorney if needed.
Can you manage everything if I live out of state? Yes. Most of our estate clients are not local. We handle showings, vendors, repairs, and updates for all family members. Virtual closings are available. Many clients close without ever traveling to Florida.
Which listing program is right for an estate sale? If the executor or a family member can be available for key decisions and occasional showings, the 1% Done With You program works well. If the family is remote or the estate is complex, the 2% Done For You program is usually the better fit. We'll give you a straight answer on which one makes sense for your situation.
What if there are multiple heirs and not everyone agrees? It happens. We work with title companies and attorneys in Okaloosa County experienced in heir agreements and partition situations. We're not mediators, but we've seen most of these situations and can point you to the right people.
What if the property has a reverse mortgage? The full reverse mortgage balance has to be paid off from the sale proceeds before anything goes to the heirs. We account for that number in the pricing strategy from the start so there are no surprises. This is one of the most commonly overlooked issues in estate sales.
Who handles the property clean-out and repairs? We coordinate vetted estate sale companies, junk haulers, donation services, and repair contractors throughout Niceville, Fort Walton Beach, and Shalimar. Early Bird Estate Sales in Shalimar is one of the local vendors we've worked with directly. Properties in any condition are handled respectfully.
What about capital gains taxes on the sale? Inherited properties typically receive a stepped-up cost basis to the property's value at the date of death. That often eliminates or significantly reduces capital gains. We're not CPAs, but we connect you with local ones who specialize in Florida estate tax situations before you close.
How long does an estate sale take? If probate isn't needed and the home is ready to list, most estate sales close within 45 to 60 days of listing. When probate is involved, timing depends on the court. We give you a realistic picture from the first call, not an optimistic one.
Ready to Talk?
No pressure, no rush. If you've inherited a property and don't know where to start, that's exactly where we come in.
Call or text Jim directly: 850.499.2940 Email: jim@uberrealty.com Office: 303 Hunter Pl, Fort Walton Beach, FL
Jim Whatley, Licensed Florida Real Estate Broker (BK3174026) Serving Niceville, Fort Walton Beach, Shalimar, Navarre, and Crestview since 2007.
Also see:
1% Done With You Listing Program
| Home Value | Traditional 5–6% | 1% + 2% BA Done With You |
2% + 2% BA Done For You |
|---|---|---|---|
| $400,000 | $20,000 – $24,000 | ~$12,000 | ~$16,000 |
| $500,000 | $25,000 – $30,000 | ~$15,000 | ~$20,000 |
| $750,000 | $37,500 – $45,000 | ~$22,500 | ~$30,000 |
Estimates based on each program's listing fee plus a typical 2% buyer's agent commission. Commissions are not set by law and are fully negotiable.