Inherited home with several heirs
Siblings in different states, one living in the house, nobody agreeing. We make one clean offer and coordinate with everyone who has to sign.
South Florida · Miami-Dade, Broward & Palm Beach
Stuck with a house you can't keep? Written cash offer within 24 hours.
No fees. No repairs. No pressure. Probate, liens, other heirs: we handle it, so you don't have to.
- Every closing through a licensed Florida title company
- $0 fees or commissions: what's owed is paid at closing
- English & Español, from the first call to the closing table
LG Estate Solutions · Registered in Florida · Every closing through a licensed Florida title company
See what we'd pay for your house — free, in writing
Takes about a minute. No obligation.
or
- 1. We call or text you within 24 hours
- 2. We pull title and check for liens
- 3. A written cash offer within 24 hours, to review with anyone you like
Within 24 hoursWritten cash offer
$0Fees or commissions, ever
You chooseThe closing date
EN · ESEvery call, every document
Situations we help with
Find your situation. We've solved it before.
Most families who call are dealing with more than one of these at once. That's fine. Tap the one that fits and the form fills itself in.
Probate hasn't started
You can't sell until the estate is settled, and nobody has started the process. We explain what Florida requires and work on the timeline probate allows.
Behind on the mortgage
Missed payments, a notice from the bank, or an auction date on the calendar.
Every month you wait, the balance grows and your options shrink.
Back taxes, liens, or code violations
Tax certificates, contractor liens, city fines that keep growing. These get paid at closing out of the sale price. You don't write a check.
If taxes go unpaid long enough, the county can sell the house at auction. Selling first keeps the money in your pocket.
Vacant or in rough shape
Roof, plumbing, mold, a full house of belongings. We buy as-is. Take what you want and leave the rest.
Tired of being a landlord
Tenants who don't pay, constant repairs, a property you inherited along with its problems. We buy with tenants in place.
How it works
Three steps. You stay in control.
1
Tell us about the property
The short form above, a call, or a text. Address, what's going on, how to reach you. That's all we need to start.
2
We review and walk you through your options
We pull the title, check for liens and open probate, and look at the property. Then we explain every option in plain English or Spanish, including the ones that don't involve us.
3
You decide, on your timeline
If the written offer works for you, we close through a licensed Florida title company on the date you pick. Two weeks or three months. If it doesn't work, no hard feelings.
Written cash offer within 24 hours.
How you're protected
Why families feel safe with us
- Every closing through a licensed Florida title company
- No upfront payments, ever
- Written offer in your language before you commit
- Review it with your attorney or family first
The honest comparison
Agents vs LG
What you actually walk away with
Most people's first instinct is to call an agent. For a house that's in good shape and nobody's in a hurry, that's often right. For a house with problems, the math usually looks like this.
Same house. Two very different checks.
| Line item | Listing with an agent | Selling to LG Estate |
|---|---|---|
| Sale price | $350,000 | $300,000cash, as-is |
| Agent commission (5–6%) | −$19,250 | $0 |
| Repairs & cleanout before listing | −$15,000 | $0 |
| Seller closing costs | −$5,000 | $0we pay them |
| Mortgage, taxes, insurance while you wait (4 months) | −$8,000 | $0close in as little as 14 days |
| Buyer's inspection / appraisal price cut | −$5,000 | $0no contingencies |
| What you walk away with | ≈ $297,750in 3–6 months | ≈ $300,000on the date you pick |
Illustrative example using typical South Florida ranges. Your numbers will differ; we show you yours in writing before you decide.
If listing is genuinely your better option, we'll tell you so.
- $0 in fees or commissions
- No repairs, no cleaning, no showings
- You pick the closing date
See the full comparison
| Comparison point | Listing with an agent | Selling to LG EstateRecommended for inherited homes |
|---|---|---|
| Commission | 5–6% of the sale price | $0 commission |
| Repairs and cleanout | You pay before listing | None — we buy as-is, belongings included |
| Closing costs | Usually split with the buyer | $0 closing costs — we pay them |
| Timeline | 60–90+ days, often longer with probate | You pick the date — as soon as title and probate allow |
| Showings | Strangers walking through the house | One visit from us |
| Certainty | Deals fall through on financing or inspection | Cash, in writing, no financing contingency |
Agent figures are typical South Florida ranges, not quotes.
No black box
How we come up with your number.
Three lines you can check, not a number pulled from the air.
How we get to that number
+
What the house would sell for fixed up
We look at recent sales of similar homes nearby, the way an appraiser would.
−
Minus the cost to get it there
Repairs, cleanout, permits, holding costs. We walk through this with you line by line.
−
Minus our margin, shown to you openly
We're a business and we make a profit on the resale. You'll see the number, not guess at it.
= Your written cash offer
Whatever is owed on the property, a mortgage, liens, back taxes, is paid at closing out of the price. You walk away with the rest, and you never pay us anything out of pocket.
Most buyers won't show you this. We do, because the only way you can trust a number is to see how it was built.
Who you'll talk to
A small South Florida team. Real people, and Tony makes every offer.
LG Estate Solutions buys inherited and distressed residential property directly from owners and heirs. We're not a national call center, not a franchise, and not listing agents.
When you reach out, someone on our team calls or texts you back, asks about the property, and explains what the process looks like in Florida. Tony Forte reviews every property and makes every offer, and he'll tell you honestly whether we're a fit.
Why a small local buyer beats a national one
- A small local team, not a national call center
- We know Miami-Dade, Broward & Palm Beach probate courts and title companies
- Our offer is written by the person who signs the check
What never happens here
- Every closing runs through a licensed Florida title company. The title company holds the money, not us.
- You never wire funds to us or pay anything up front. Ever.
- Nothing happens without every owner's signature. Contacting us changes nothing about anyone's rights.
- Written offer, in your language, that you can take to an attorney or family member before deciding.
Questions families ask
Your questions, answered straight.
Good question, and you should ask it. Here is how you can check us out. We are a registered Florida company. Every sale closes at a licensed Florida title company, and they hold the money, not us. You never pay us anything and you never send us money. Nothing happens until every owner signs. Our offer is in writing, so you can show it to a lawyer or a family member before you decide. And every offer comes from Tony, a person on our team, not a call center.
Yes to both. We look at the house and your situation at no cost, give you a written number, and explain how we got there. There is no obligation. If listing with an agent would get you more, we'll say so. Plenty of families call just to find out where they stand.
Very common. We'll explain what Florida requires to transfer the property and work with you on that timeline. Reaching out now, before probate, usually saves months later.
No. The conversation is confidential and changes nothing about the property or anyone's rights. Any sale ultimately needs every owner's agreement, and we help coordinate that when you're ready.
Yes. We buy as-is. You don't fix, clean, or clear anything out. Take what matters to you and leave the rest.
As soon as the title work and any probate allow: in as little as 14 days. You pick the date. If you need longer, we wait.
No. We need the property address and an idea of what's going on. Payoff figures for a mortgage or liens come straight from the lender or county at closing.
Sí. Everything, from the first call to the closing documents, can happen in Spanish.
That's fine. Most people who call just want to understand their options. You'll leave the call knowing where you stand, and we'll never chase you.
One conversation. Your options in plain language.
Tell us about the house. You'll have a written cash offer within 24 hours, and nobody chasing you afterward.