Selling an Inherited Home in Riviera Beach: Probate, Homestead and Next Steps

An inherited home in Riviera Beach can mean two very different properties. Some families inherit an oceanfront condo on Singer Island, while others inherit a single-family house on the mainland near the Intracoastal. Both follow the same Florida probate and homestead rules, but they sell to different buyers. This guide explains the legal steps first and then the selling plan for each side of the city.

Key takeaways

• Riviera Beach is in Palm Beach County, so probate runs through the Fifteenth Judicial Circuit and the county clerk.
• A home in a revocable trust can often sell without probate, while a home in one person's name usually needs a court case.
• Coastal condo towers face milestone inspections and reserve studies, and buyers will ask for those reports.
• Florida homestead law can limit who inherits when the owner left a spouse or a minor child.
• Heirs usually take a tax basis equal to the value on the date of death.

Protecting an inherited home in Riviera Beach

A sale can wait a few weeks. In the meantime, focus on keeping the property safe and insured.

• Lock up and collect spare keys. For a condo, tell the front desk or manager who may enter.
• Call the insurance carrier about coverage for a vacant home or unit.
• Keep the AC and dehumidifiers running. Salt air and humidity are hard on an empty home.
• Find the will, any trust, the deed, association statements and the latest tax bill.
• Keep paying association dues and insurance from estate funds if possible, so late fees do not build up.

Also, Florida law gives the person who holds the original will 10 days after learning of the death to deposit it with the clerk of court in the county where the estate will be handled.

Who has the right to sell?

The deed answers this question. Pull a copy from Palm Beach County's official records, or ask a title company to do it.

Trust ownership

If the owner placed the property in a revocable living trust, the successor trustee can usually sell it without probate. The title company will want the trust and a death certificate. Meanwhile, the trustee must keep the heirs in the loop and act for them.

Survivorship ownership

Spouses who owned the home as tenants by the entirety pass it directly to the survivor. A joint tenancy with right of survivorship works in a similar way. In these cases, the survivor records a death certificate and can then sell.

Sole ownership

When only the person who died is on the deed, someone usually must open probate. The court appoints a personal representative, the Florida word for an executor. If the will grants a power to sell, a separate court order may not be needed. Otherwise, the court must approve the sale.

Probate for an inherited home in Riviera Beach

Probate proves the will, pays debts and moves the home to the heirs. For Riviera Beach, cases go to the Fifteenth Judicial Circuit, and filings run through the Florida Courts E-Filing Portal. The Palm Beach County Clerk keeps the probate records.

Florida has two main tracks. Formal administration is the full one. Summary administration is shorter and can apply when the probate estate, minus exempt property, is worth $150,000 or less, or when the person died more than 2 years ago. Most homes and condos in the city are worth more than that, so a property in a sole name usually needs formal administration.

After the notice to creditors runs, creditors get at least 3 months to file claims. Because of that window, the Florida Bar says a simple estate takes about five or six months. In addition, Florida's probate rules require a personal representative to have a Florida lawyer unless that person is the only one with an interest in the estate.

Our page on probate and inherited property explains how we coordinate a listing with the family's attorney.

Homestead rules that can change the plan

If the property was the owner's primary residence, the homestead rules matter. Under section 732.4015 of the Florida Statutes, an owner who leaves a spouse or a minor child cannot freely leave the homestead to others by will, except to the spouse when there is no minor child.

If the home did not pass by a valid will, section 732.401 gives the spouse a life estate and the children the remainder. The spouse can instead choose a one-half share as a tenant in common within 6 months after the death. These rules can change who signs. So check them with a lawyer before you list.

Also, the homestead exemption and Save Our Homes cap end when ownership changes. The Palm Beach County Property Appraiser will then assess the home at full market value on a later roll, unless a qualifying owner applies for homestead.

Selling a Singer Island condo

Most of Singer Island lies within Riviera Beach, with a smaller part in the Town of Palm Beach Shores. Its tall condo buildings on the ocean draw buyers who want the beach, often for a second home. So an inherited condo here sells on views, building condition and association health.

Building rules now matter a lot. Florida requires milestone inspections for condo buildings of three or more habitable stories at 30 years of age, and local officials may set 25 years for buildings near salt water. Those buildings also need structural integrity reserve studies under section 718.112 of the Florida Statutes. Buyers and lenders will ask for these reports, plus the budget, reserves and any special assessments.

Next, ask the association about its sale process. Many condo associations require an application or approval of the buyer, and some limit rentals. For more selling tips, see our post on selling a condo in 2026.

Selling a mainland house

On the mainland, inherited homes are often older single-family houses. Buyers here tend to focus on the roof, the AC, the electrical panel and the plumbing, since those affect insurance and financing. If you know a system is old, disclose it and price for it.

Location counts too. Riviera Beach Marina Village sits on the mainland, with docks, waterfront dining and charter boats. Homes with water access or a short drive to the marina may attract boaters. Meanwhile, homes farther inland often appeal to first-time buyers and investors.

Cleanout and preparation

Clearing out a home or condo is hard work. Take it slow.

1. Gather papers first, like statements, tax returns, titles and insurance policies.
2. Let family members choose keepsakes, and keep a written list.
3. Have anything of real value appraised before it is sold.
4. Then use an estate sale firm, donations and a hauling crew for the rest.

For a condo, check the building's rules on moving hours, elevator reservations and contractor insurance before you schedule the cleanout. Keep every receipt, because the estate often pays these costs.

Pricing an inherited home in Riviera Beach

According to Pure Equity's MLS data as of October 1, 2026, the Riviera Beach median list price is $384,900, with a median of $269 per square foot across 260 active residential listings. Those are asking prices that mix island condos and mainland houses, so they are only a starting point.

The same data shows active listings have been on the market for an average of 125 days. For countywide sales, Miami Realtors reported an August 2026 condo and townhouse median sale price of $300,000 with 69 median days to contract, and a single-family median of $650,000 with 40 days. So in the county, condos have been slower to sell than houses.

The two sides of the city differ a lot. So a price review should compare like with like. An island condo needs sales from similar buildings with similar views and inspection status. A mainland house needs nearby sales of homes in similar condition.

Taxes after you sell an inherited home in Riviera Beach

Under IRS rules, your basis in an inherited home is generally its fair market value on the date of death. If an estate tax return was filed, that value usually sets the basis. So a sale soon after the death at a similar price may produce little or no taxable gain. Order a date-of-death appraisal early, and ask a CPA how it applies to you.

Frequently asked questions

Can we sell an inherited home in Riviera Beach during probate?

Often, yes. The personal representative can list the property once appointed, if the will grants the power to sell or the court approves the sale.

Does a Singer Island condo association have to approve the buyer?

Many associations do. Ask the manager for the application, the fees and the usual approval time before you accept an offer.

What reports will buyers want for an inherited condo in Riviera Beach?

Expect requests for the milestone inspection, the reserve study, the budget, insurance details and any special assessments. Gather them before listing.

Do heirs owe tax when they sell an inherited home in Riviera Beach?

Only on gain above the basis, which is usually the value on the date of death. A tax professional can review your numbers.

Sources

• Florida Statutes, s. 732.401 descent of homestead
• Florida Statutes, s. 732.4015 devise of homestead
• Florida Statutes, s. 735.201 summary administration
• Florida Statutes, s. 733.702 creditor claims
• Florida Statutes, s. 553.899 milestone inspections
• Florida Statutes, s. 718.112 condominium bylaws and reserves
• The Florida Bar, Probate in Florida
• Palm Beach County Clerk, probate of estates
• Discover The Palm Beaches, Riviera Beach and Singer Island boating
• IRS, Publication 551: Basis of Assets
• Miami Realtors, Palm Beach County August 2026 market report

This article is general information, not legal, tax or financial advice. Probate and homestead outcomes depend on your family's facts, so talk with a Florida probate attorney and a tax professional before you act.

Inherited a condo or house in Riviera Beach? Book a no-obligation listing consultation with a Riviera Beach specialist. We can help you gather building reports, price the property and plan around probate. Talk with our team, or request a free home value report. If a family member wants to buy nearby, our agents can help with that too.