Losing someone you love is hard enough. Inheriting their house can feel like both a blessing and a burden — especially when you’re standing in a quiet home full of memories, paperwork, and “what now?” moments.

Here in Polk County, families in Lakeland, Winter Haven, and across Central Florida face this crossroads every day. As a local home buyer, I’ve walked through hundreds of inherited homes — from small Winter Haven bungalows to Lakeland lakefronts — and I’ve seen what helps families heal and what holds them back.

So, let’s make this simple. Here are five things you should do, and five you definitely shouldn’t, when you inherit a property in Polk County.

You don’t need to make decisions the same week you inherit a home. Grief clouds judgment, and rushing into repairs, sales, or family disputes rarely ends well. Step back. Talk to family. Let emotions settle before you start making calls.

Before anything else, make sure the house is safe. Change the locks, stop the mail, and check utilities. In Florida’s humidity, even a few weeks without A/C can invite mold or pests. Protect the home’s value now, so you have options later.

In most cases, inherited properties in Polk County go through probate — a legal process that transfers ownership. A local attorney can make this far less confusing. I’ve worked with great probate lawyers right here in Lakeland who can help make sure the title is clean and your rights are protected.

Before spending a dime on repairs, find out what the property is really worth. I tell every homeowner: get multiple opinions — a realtor, a contractor, even a cash buyer like me. That way, you’ll see the difference between what it could sell for and what it’s costing you to hold onto it.

Nothing divides families faster than real estate. Keep everyone in the loop. Be transparent about offers and intentions. If one sibling wants to keep the home and another wants to sell, a neutral conversation early can prevent resentment later.

Even if no one lives there, the bills keep coming. Polk County property taxes and homeowners insurance will still be due. Ignoring them could lead to penalties, liens, or even foreclosure. Keep up with these payments — or plan to sell before they stack up.

It’s tempting to start fixing the roof or replacing old flooring, but inherited homes often need more work than expected. Unless you plan to live there, big renovations rarely pay off. Instead, get quotes, do the math, and see if selling “as-is” makes more sense.

I see this all the time — national companies sending glossy mailers or texts saying they’ll buy your home “today.” Many don’t even visit the property or have real funds. Always ask for proof of funds, a local title company, and a real closing timeline.
When you work with a local buyer here in Polk County, you deal with someone who actually lives and invests here — not a faceless corporation.

Florida heat, rain, and humidity are brutal on empty homes. A few months of neglect can destroy value. If no one plans to move in soon, consider renting short-term, selling, or talking to a local buyer who can take it off your hands fast.

This one’s tough. That house might hold memories — birthdays, Sunday dinners, your dad’s favorite chair by the window. But keeping it out of guilt can become financial stress you don’t need. Letting go doesn’t erase love; sometimes it’s the healthiest move forward.

The Local Path Forward

If you’ve inherited a house anywhere in Polk County, know this: you’re not alone, and you don’t have to handle it all yourself. Whether it’s probate confusion, family disagreements, or a property full of repairs, I’ve helped dozens of families in Lakeland, Winter Haven, and beyond navigate these exact situations.

I’ll walk through the house with you, explain every option, and if selling makes sense, I’ll make a fair cash offer — no pressure, no cleanup, no waiting months for buyers. You can focus on family, and I’ll handle the hard part.

📍 Serving:

Lakeland • Winter Haven • Bartow • Auburndale • Haines City • All of Polk County