The Short Answer

In Florida, there is no single “one-size-fits-all” number for a remainder interest (or a life estate) because value depends on fair market value of the underlying property and the legal rights that limit possession and sale while the life tenant is alive. If the goal is to monetize or exit a remainder position, the most defensible valuation usually starts with an objective fair market value and then accounts for the life tenant’s right to occupy the property and the risks/limits on forcing a sale.

What Florida Law Says

When co-owners cannot agree on value or an exit, Florida partition law provides a court-supervised framework to establish the property’s fair market value and then determine what each ownership interest is worth for purposes of a buyout or sale. Even though a life estate/remainder arrangement is not identical to a standard cotenancy, investor offers often track what would happen in a court-driven valuation: first determine the property’s fair market value assuming fee simple ownership, then evaluate what interest is actually being sold and what limitations apply.

The Statute

The primary law governing court valuation in a partition context is Fla. Stat. § 64.206.

This statute establishes that, in qualifying partition cases, the court determines fair market value—typically by ordering a sworn appraisal by a disinterested Florida-licensed real estate appraiser who values the property as if it were owned in fee simple.

Why You Should Speak with an Attorney

While the statute provides the general rule for how courts anchor value in a partition case, applying “value” to a life estate/remainder investor offer is rarely simple. Legal outcomes often depend on:

• Strict Deadlines: In a court valuation process, parties can face short objection windows (for example, the statute provides a 30-day period to object after notice of an appraisal is sent), and missing timing requirements can lock in a number that drives the rest of the case. See Fla. Stat. § 64.206(5)(c).
• Burden of Proof: If an investor claims the remainder is worth far less due to occupancy, condition, taxes/insurance, or marketability, you may need credible valuation evidence (appraisal methodology, comparable sales assumptions, and documentation of property expenses/credits) to challenge a discounted offer.
• Exceptions: Whether a partition remedy is even available (and what kind) can turn on how title is held, whether the matter qualifies as “heirs property,” and whether equitable accounting adjustments apply—issues that can materially change the economics of any buyout or sale discussion.

Trying to handle this alone can lead to an undervalued sale of your interest, signing an agreement that is hard to unwind, or getting pulled into litigation without a clear strategy.

Get Connected with a Florida Attorney

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Disclaimer: This article provides general information under Florida law and does not create an attorney-client relationship. Laws change frequently. For legal advice specific to your situation, please consult with a licensed attorney.