What to Do When Someone Dies in Seminole County, Florida

Probate in Seminole County runs through the Clerk of Circuit Court & Comptroller: prove the will, settle the debts, and pass the house to the heirs. Here is how the local process works—and what each step actually costs.

When someone dies in Seminole County, settling their estate runs through the Clerk of Circuit Court & Comptroller. This page covers the court record, whether probate is required, what it costs, how to file, transferring property, and the local attorneys who handle probate here.

Probate Court Record

Clerk of Circuit Court & Comptroller

Seminole County · 18th Judicial Circuit

Address

101 Eslinger WaySanford, FL 32773

Hours

Monday - Friday, 8:00 AM - 4:30 PM
Visit court website →
Paper filing availableE-filing required for attorneysSelf-filing allowed

Departments

  • Probate / Estates407-665-4369

Mailing: P.O. Box 8099, Sanford, FL 32772. Clerk services relocated from the downtown Civil Courthouse (301 N. Park Avenue) to the Criminal Justice Center, 101 Eslinger Way, Sanford, FL 32773. Probate services located at the Juvenile Justice Center, 190 Eslinger Way, Sanford, FL 32773 (407-665-4369).

Verified July 3, 2026 · Source

How Probate Works in Seminole County

Probate is the court-supervised process of settling someone's estate after they die — validating the will, paying debts and taxes, and transferring what's left to the heirs. In Seminole County, probate runs through the Clerk of Circuit Court & Comptroller at 101 Eslinger Way, Sanford. The court sits in the 18th Judicial Circuit. The same 18th Judicial Circuit also serves Brevard.

The personal representative opens the case, gives notice to heirs and creditors, files an inventory of the estate's assets, settles outstanding debts and taxes, and then distributes the remainder under the will — or under Florida intestacy law when there is no will.

Most Florida estates take 9 months to 12 months to move through this process. The 3 monthsFla. Stat. § 733.702Verified Sep 8, 2026View source creditor claim window is the largest fixed piece of that timeline — a mandatory wait regardless of how simple the estate is.

What Probate Costs in Seminole County

What probate costs in Seminole County, Florida comes down to a handful of line items — the court filing fee, attorney and executor compensation, publication, and sometimes a bond — scaled by the estate's size and whether the will is contested. The case itself runs through the Clerk of Circuit Court & Comptroller at 101 Eslinger Way, Sanford. The court is part of the 18th Judicial Circuit.

Probate matters are handled through the Probate / Estates. Filing and payment go through these offices, not the main clerk window.

Seminole County runs a probate self-help center (Monday - Friday, 8:00 AM - 4:30 PM), which is the single biggest cost-saver for families who can self-file. Staff can walk you through the paperwork and explain procedures, though they cannot give legal advice on your specific case. Call 407-665-4300.

Florida charges $399Fla. Stat. § 28.2401(1)(g), (3)Verified Sep 8, 2026View source to open probate, the same in every county. Additional filings during administration — inventory, accounting, the final petition — add to the total.

E-filing is mandatory for attorneys filing at the Clerk of Circuit Court & Comptroller (https://www.myflcourtaccess.com/). Self-represented filers can request a paper-filing exemption.

Estimate the costs for this estate:

Attorney fees in Florida are based on reasonable compensation — usually hourly billing or a flat fee for the engagement.

Executor compensation is based on reasonable pay for time and effort. Family members who are also beneficiaries often waive the fee — executor pay is taxable income while inheritances are not.

Florida requires publishing creditor notice in a local newspaper, typically $200–$500. Professional appraisals for real estate or business interests add $300–$600 per asset.

A surety bond may be required unless the will waives it or all beneficiaries consent. Premiums run roughly 0.5%Fla. Stat. § 733.402Verified Sep 8, 2026View source of estate value annually.

Probate in Florida typically runs 9 months to 12 months, and costs accrue throughout that period.

How to File Probate at the Clerk of Circuit Court & Comptroller

If you're handling probate yourself in Seminole County, Florida, you can file at the Clerk of Circuit Court & Comptroller in person or by mail. E-filing is mandatory for attorneys but families filing without one are exempt and can use paper forms. The court sits in the 18th Judicial Circuit.

Filings here are routed through the Probate / Estates. Confirm with the office which intake handles the petition type you're filing.

How to File Your Documents

Paper Filing Available

You can file your probate documents in person or by mail. While attorneys are required to e-file in Seminole County, families handling probate themselves are exempt and can file on paper.

E-Filing Also Available

If you prefer, you can file electronically through the state's online system. This is optional for families filing without an attorney.

View E-Filing Information

Can You File Without an Attorney?

Not every estate requires an attorney. Estate size, asset types, and whether beneficiaries agree determine if self-filing at the Clerk of Circuit Court & Comptroller is realistic. Seminole County has a self-help center that assists people filing without an attorney.

For a full cost comparison and filing checklist, see the Seminole County Self-Filing Assessment.

What to Bring

To file at the Clerk of Circuit Court & Comptroller you need: the original will (or proof there isn't one), a certified death certificate, contact information for all heirs and beneficiaries, and a summary of what the estate owns and owes.

Transferring Property in Seminole County

Clearing title to real estate after a death, whether by a personal representative’s deed, an affidavit of survivorship, or a court order, happens at the Clerk of the Circuit Court.

Deeds and other real property documents for Seminole County are recorded with the Clerk of the Circuit Court at 1750 E. Lake Mary Blvd, Sanford, FL 32773. Phone: 407-665-4405. Hours: Monday-Friday 8:00 AM - 4:30 PM.

The Clerk of the Circuit Court charges $10 for the first page plus $9 for each additional page.

Seminole County accepts electronic recording through Simplifile, CSC, eRecording Partners Network (ePN).

Recording Office Record

Clerk of the Circuit Court

Seminole County

Address

1750 E. Lake Mary BlvdSanford, FL 32773

Hours

Monday-Friday 8:00 AM - 4:30 PM

E-recording

Available via Simplifile, CSC, eRecording Partners Network (ePN)E-recording info →
Visit recorder website →

Recording fees

Base fee (first page)$10
Each additional page$8.5

Fla. Stat. 28.24(13), (13)(c), (13)(d), (13)(e); Fla. Stat. 201.02(1)(a)

Verified September 4, 2026 · Source

Probate Attorneys Serving Seminole County

Florida uses formal, court-supervised probate, which makes an attorney worthwhile for most estates in Seminole County — the filing sequence, notice requirements, and accounting leave little room for error. Estates under the small-estate threshold are the usual exception.

Florida uses a presumed-reasonable fee schedule for probate attorneys — the percentages are a starting point that can be negotiated, especially for simple estates. Seminole County firms typically follow the schedule for routine work and negotiate on complex matters.

A probate attorney files the petition with the Clerk of Circuit Court & Comptroller, publishes the required creditor notices, prepares the inventory and accounting, handles creditor claims and tax filings, and guides the final distribution. They represent the personal representative — not the beneficiaries — a distinction that matters if a dispute develops.

FirmOrlando, FL

Flick Law Group, P.L.

Serves 3 counties

Orlando firm on South Conway Road serving Orange, Seminole, and Osceola County families. Handles probate administration and probate litigation, opens estates and publishes the notice to creditors, and administers trusts; also does Medicaid and asset-protection planning. Senior attorney James J. Flick is Board Certified by The Florida Bar in Wills, Trusts and Estates and is a former CPA.

PracticesEstate PlanningTrust AdministrationProbate LitigationTax Planningand 4 more

Office
3700 South Conway Road, Suite 100Orlando, FL 32812
Free consultation

Solo PracticeDaytona Beach, FL

Jerry B. Wells, PL

Serves 5 counties

Daytona Beach probate and trust-litigation attorney serving Volusia County and central Florida, with 40+ years in Florida courts. Walks personal representatives through summary and formal administration and represents heirs in will and trust contests -- undue-influence, incapacity, and improper-execution claims. Offers contingency representation on certain contest matters.

PracticesEstate PlanningProbate LitigationTrust LitigationSpecial Needs PlanningProbate Administration

Office
127 Magnolia AveDaytona Beach, FL 32114

FirmMaitland, FL

Kane and Koltun, Attorneys at Law

Since 1997 · Serves 5 counties

Maitland firm on Spartan Drive, founded in 1997, serving Orange, Seminole, Lake, Osceola, and Volusia counties. Handles probate and trust administration and trust and estate litigation -- claims against fiduciaries, will and trust contests, disputed trust accountings, and guardianship disputes -- alongside estate-tax, charitable, and special-needs planning.

PracticesEstate PlanningTrust AdministrationProbate LitigationTrust Litigationand 5 more

Office
150 Spartan Drive, Suite 100Maitland, FL 32751

Solo PracticeAltamonte Springs, FL

Law Offices of Brett D. Bevis, PLLC

Serves 1 county

Altamonte Springs solo practice serving Seminole County and the Orlando area, with a second address in Longwood. Brett D. Bevis handles estate and probate administration, trust administration, guardianships, wills and trusts, and Medicaid planning.

PracticesEstate PlanningTrust AdministrationElder LawGuardianshipProbate Administration

Office
498 Palm Springs Dr, Suite 100Altamonte Springs, FL 32701
Free consultation

FirmOrlando, FL

ShuffieldLowman

Since 2003 · Serves 5 counties

Orlando firm formed in 2003, with offices in Lake Nona, Tavares, DeLand, and Port Orange, serving Orange, Seminole, Lake, Volusia, and Osceola counties. Its estate group handles probate administration and probate litigation, guardianship administration and litigation, Medicaid and special needs planning, and estate tax planning. Partners Daniel B. Harris and Heidi W. Isenhart lead it.

PracticesEstate PlanningProbate LitigationElder LawTax Planningand 5 more

Office
1000 Legion Place, Suite 1700Orlando, FL 32801

Solo PracticeOrlando, FL

Swiren Law Firm, P.A.

Serves 3 counties

Orlando practice serving Orange, Seminole, and Osceola counties, and handling Florida probate for out-of-state executors and ancillary matters referred by out-of-state attorneys. Aaron C. Swiren covers formal and summary administration, intestate estates, will and trust contests, guardianship, and elder law. Free initial consultation.

PracticesEstate PlanningProbate LitigationTrust LitigationElder Lawand 4 more

Office
1516 E Hillcrest Street, Suite 200Orlando, FL 32803
Free consultation
See all 25 firms serving Seminole County→

Firm listings are for informational purposes only. SimplyTrust does not endorse or recommend any specific firm or attorney. Contact firms directly to verify their current practice areas and availability.

SimplyTrustSimplyTrust Editorial·

Legal Sources

Data sourced from Florida statutes and official state code. How we research.