If you're a probate attorney or realtor in Hillsborough, Pinellas, Polk, or Pasco County, this page is for you — not your client. You already know what makes a good cash-buyer referral safe to make: closes on time, doesn't renegotiate, doesn't put the PR through a wholesaling shuffle, and doesn't make you look bad to the court. Kirby Family Properties is owner-operated by Jed Kirby, based in Tampa, in continuous operation since 2007. Every offer comes from me personally — no call center, no acquisition team, no assigned contracts.
Why attorneys and realtors refer to us
The pattern is almost always the same. An estate gets a property the family doesn't want, can't maintain, or can't agree on. The PR doesn't want to list — too much cleanout, too long on the market, financing risk, showings during a hard family moment. A cash buyer is the right answer, but most cash buyers in Tampa are wholesalers in a tie. The PR signs a contract that gets reassigned three times, the closing slips by a month, and the attorney's phone rings. We're the alternative.
What you can promise your client when you refer to us
These aren't marketing claims — they're what we actually do on every referral. If we don't, your client tells you, you stop referring, and our business dies. So we don't break these.
We work on the court's timeline
Need to close before the year-end accounting? After the petition is granted? We hold the contract open and close when the order lets us.
See how the timeline works →We handle the entire cleanout
The PR takes what the family wants. We take everything else. No dumpster runs, no junk-hauler coordination, no haggling about what's worth keeping.
What "cleanout included" means →We close with our own capital
No assignments, no last-minute price drops, no buyer financing contingency in week three. The price on the contract is the price at closing.
How we verify proof of funds →No fees, no commissions, no surprises
The offer is the net to the estate. We pay closing costs, title, and document prep. There's no buyer's agent commission, no "service fee," no transaction fee.
What the offer includes →How a typical attorney-referred deal goes
A referral from an attorney usually looks like this:
Day 1: You email or call with the property address and a quick note on where the estate is — pre-petition, formal administration, summary administration, or already through with LOAs in hand. I usually call your client the same day.
Day 1–2: I do a drive-by, pull comps, and check public records for liens, code violations, or open permits. If we need to walk the interior, your client unlocks it on their schedule — no formal showing, no realtor presence required.
Day 2–3: Written cash offer to your client, copied to you. The offer is structured to fit the estate — if court approval is needed, we make it contingent on the order; if the PR has unrestricted authority, we go to contract directly.
Days 3 to closing: Title company opens, we coordinate with you on any motions or filings, the family removes what they want from the property. We close on the date that works for the court and the estate, typically 9–14 days for a clean LOA case, 4–8 weeks if we're waiting on a hearing.
Closing day: Estate receives the full contract amount via wire. We take possession and handle everything inside the house. Your client is done.
What "cleanout included" means
Estate properties usually come with a lifetime of belongings. Cleaning them out is the second-most-emotional part of probate, after the funeral — and the part heirs often delay until the property starts deteriorating. We solve this by buying the property and everything in it. The family walks through, takes what they want (typically 1–3 days), and hands us the keys. We handle the rest — furniture, appliances, the garage, the shed, the attic, the boxes in the closet nobody opened. If there's a car in the driveway, we take that too if the title's clear. The cost is built into our offer; your client never gets a separate bill.
How we verify proof of funds
On request — any time, for any attorney or realtor — we provide a proof-of-funds letter from our bank within 24 hours. We can also send recent HUD-1s / closing statements from past Tampa Bay closings as evidence. This is part of due diligence and we expect it. If a "cash buyer" can't show you proof of funds in the same day, you already know they're a wholesaler.
What the offer includes (and what it doesn't)
The cash offer on the contract is the gross amount paid to the estate at closing. From that, the estate's standard closing costs come out — but we pay buyer-side closing costs, document stamps on the deed, title insurance, and our title company's fees. There is no commission, no buyer's agent fee, no "service fee," no junk-fee anything. The estate's only outflow is whatever a normal seller would pay in a non-distressed sale (their portion of doc stamps, any payoffs, attorney fees if separate).
Counties we cover
Hillsborough, Pinellas, Polk, and Pasco — full coverage. We also buy in Manatee, Sarasota, and parts of Hernando when the property and the timeline make sense. Specific cities we close in regularly: Tampa, St. Petersburg, Clearwater, Brandon, Riverview, Lakeland, Plant City, Wesley Chapel, New Port Richey, Largo, Seminole, Palm Harbor, Dunedin, Town 'n' Country, Carrollwood, South Tampa, Westchase, and the suburban corridors around each.
Probate court coordination
Most of our attorney-referred deals run through the 13th Judicial Circuit (Hillsborough) or the Sixth Judicial Circuit (Pinellas / Pasco). We're familiar with both and have closed under formal administration, summary administration, ancillary administration, and curator-managed estates. We can also work under Chapter 735 (summary administration) when the estate qualifies — which is the fastest path for most $75k-or-under estates or estates where the decedent has been deceased more than two years.
Common attorney questions
Do you pay referral fees to attorneys or realtors?
We don't pay referral fees to probate attorneys — that would put both of us in difficult ethical territory under the Florida Bar rules. With realtors, we're happy to discuss a finder's fee or a co-broker arrangement when the parties involved are comfortable with it. The reason most attorneys refer to us is that we close — no fall-through, no last-minute renegotiation, no buyer financing falling apart in week three of the closing.
How does this work if my client is the personal representative?
Once the PR has Letters of Administration, we can sign a contract with the estate. If the will requires court approval for the sale (or if it's an intestate estate in formal administration), we'll structure the contract as contingent on court approval and wait for the order. We can hold the contract open while you get the petition through the court — most attorneys schedule the hearing 4–6 weeks out, and we close within a week of the order.
Will you handle the cleanout?
Yes — we buy estate properties fully as-is, including everything inside the house. The PR or heirs take what they want, we handle the rest. This is one of the main reasons attorneys refer to us: it removes the cleanout coordination from your plate and from your client's. We have a standing relationship with junk haulers in Hillsborough and Pinellas and roll the cost into our offer.
Can you handle multi-heir estates where the heirs don't agree?
Yes. We're patient with the legal process and we don't pressure heirs. We can hold our cash offer open while you and your client work through whatever family dynamic is in play. If a partition action becomes necessary, we're often the buyer at the back end of that — we've closed several after the partition order came down.
Do you cover all of Tampa Bay or just Tampa?
Hillsborough, Pinellas, Polk, and Pasco counties — and a little farther for the right property. If your client's estate has a property in Lakeland, Wesley Chapel, Brandon, New Port Richey, Plant City, or anywhere else in the four-county area, we buy there.
What documents do you need to make an offer?
For the initial offer: just the property address. To go to contract: the death certificate, Letters of Administration (or the relevant probate filing if pre-LOA), and ID for the personal representative. We do our own title search through our title company. We don't need the property listed, we don't need photos, and we don't need access until after the contract is signed.