Florida process · seller view

The Florida Home-Selling Process: Your Step-by-Step Checklist

Selling a home in Florida means juggling state-specific disclosures (flood, radon, energy, HOA, condo), a brokerage relationship choice that changes what your agent owes you, and new post-NAR-settlement rules about how buyer agents get paid.

Reading as seller. Switch to buyer

Phase 1 of 7 · typically 2-4 weeks

Pre-Offer (Listing Prep)

Pick how your agent represents you, gather Florida's required disclosures, and get the home priced and listed.

  1. Pick your brokerage relationship type

    Your agentBefore signing the listing agreement

    In Florida, you can hire your agent under one of three relationships: single agent (full loyalty to you), transaction broker (limited duties, can help both sides — this is the default if nothing is signed), or no brokerage relationship. You confirm this in writing before the listing agreement. Single agent gives you the strongest protections; transaction broker is the most common in practice.

    You'll need

    • Signed brokerage relationship disclosure

    Cost: $0

  2. Sign your listing agreement

    Your agentBefore the home goes live

    This is the written contract with your agent. It sets the listing price, the term length, your agent's commission, and how you'll handle compensation for the buyer's agent. After the NAR settlement effective August 17, 2024, listing agents in Florida can no longer advertise buyer-agent compensation on the MLS — if you're paying, it has to go through the purchase contract or as a separate seller concession.

    You'll need

    • Listing agreement
    • Government-issued ID

    Cost: $0

  3. Set your asking price

    Your agent1-2 weeks before listing

    Your agent will pull recent sales of similar homes near yours — called a comparative market analysis — and recommend a price range. Pricing too high turns off buyers and stretches your time on market; pricing too low leaves money on the table. Be honest about the condition of the home and current market temperature.

    You'll need

    • Comparative market analysis

    Cost: $0

  4. Prepare your seller disclosures

    YouBefore going live on the market

    Florida doesn't have a standard state disclosure form, but a 1985 Florida Supreme Court case (Johnson v. Davis) requires you to disclose any known facts that materially affect the home's value and aren't obvious to a buyer. That includes leaks, roof issues, prior flooding, sinkhole history, mold, unpermitted work — anything you know about. Skipping this is the most common cause of post-closing lawsuits against sellers in Florida.

    You'll need

    • Seller property disclosure form

    Cost: $0

  5. Fill out the Florida flood disclosure

    YouBefore or at contract signing

    As of October 1, 2024, Florida sellers of residential property must give buyers a written flood disclosure addendum before or at the time the contract is signed. You'll indicate whether the home has ever flooded from a weather event or heavy rain, whether you've made flood insurance claims, and whether you currently carry federal flood insurance.

    You'll need

    • Florida flood disclosure addendum

    Cost: $0

  6. Make sure the radon gas warning is in the contract

    Your agentBuilt into the contract form

    Florida law requires every real estate sale contract to contain a specific radon gas warning statement. The standard Florida REALTORS/Florida Bar contract already includes it, so as long as you use that form you're covered. If you or the buyer use a non-standard contract, the radon language has to be added.

    Cost: $0

  7. Give the buyer the energy efficiency brochure

    Your agentBefore the buyer signs the contract

    Florida requires sellers of existing single-family homes to give the buyer a state-produced energy efficiency brochure before the buyer is contractually committed. The brochure is published by Florida's Department of Business and Professional Regulation. Your agent will usually hand this over as part of the contract package.

    You'll need

    • DBPR Energy Efficiency Brochure

    Cost: $0

  8. Gather HOA or condo documents if applicable

    YouBefore listing

    If the property is in a homeowners association, request the disclosure summary, recorded governing documents, latest financial report, and current assessment amounts. For a condo, you need the declaration, articles of incorporation, bylaws, rules, financial report, the Q&A sheet, and the most recent milestone inspection report if the building is three or more stories. The buyer will get a 3-business-day right to cancel after receiving these, so getting them ready early protects your closing date.

    You'll need

    • HOA disclosure summary
    • Recorded governing documents
    • Financial report
    • Assessment statements
    • Condo Q&A sheet (if condo)
    • Milestone inspection report (if condo 3+ stories)

    Cost: $100-300 typical

Phase 2 of 7 · typically 1-3 weeks

Offer

Offers come in, you counter, and once both sides sign the clock starts on every contract deadline.

  1. Review each offer carefully

    Your agentAs offers come in

    Don't just look at price. Check the contract type — the standard Florida REALTORS/Florida Bar 'CRSP' contract obligates you to pay for repairs up to a negotiated cap, while the 'AS-IS' version does not. Also check the financing type, deposit amount, inspection period length, closing date, and any contingencies. Each one affects how risky and how fast the deal will go.

    You'll need

    • Each written offer

    Cost: $0

  2. Verify the buyer can actually pay

    Your agentBefore accepting any offer

    Ask for a lender pre-approval letter for financed offers, or proof of funds (a recent bank statement) for cash offers. A high price means nothing if the buyer can't close. Your agent should confirm this before you sign anything.

    You'll need

    • Lender pre-approval letter or proof of funds

    Cost: $0

  3. Counter or negotiate the terms

    Your agent1-3 days after receiving an offer

    You can push back on price, closing date, deposit size, repair limits, what stays with the home (washer/dryer, fridge, blinds), and how much of the buyer's agent commission you'll pay through the contract. Lean on your comps to justify your asks and stay calm — most deals close after at least one counter.

    You'll need

    • Written counter-offer

    Cost: $0

  4. Confirm how the buyer's agent will get paid

    Your agentBuilt into the offer

    Since the NAR settlement, you cannot advertise buyer-agent compensation on the MLS. If you're paying the buyer's agent, it has to be written into the purchase contract or shown as a seller concession at closing. Make sure the amount in the contract matches what the buyer signed in their buyer-broker agreement so there's no fight later.

    You'll need

    • Purchase contract with buyer-agent compensation term

    Cost: varies

  5. Sign the accepted offer

    YouWhen terms are agreed

    Once you and the buyer agree, both sides sign and the contract is 'executed.' The day the last party signs starts the clock on the buyer's earnest money deposit, inspection period, and most other deadlines. Save a fully-signed PDF and forward it to the title company that same day.

    You'll need

    • Fully executed purchase contract

    Cost: $0

Phase 3 of 7 · typically 1-2 weeks

Under Contract

Florida-specific disclosure deliveries kick in, the escrow deposit lands, and the title company opens the file.

  1. Confirm the earnest money landed in escrow

    Escrow / titleWithin 3 business days of contract execution

    Under Florida rules, the broker holding the buyer's earnest money must deposit it within three business days of the day the last party signs the contract. Have your agent or the title company confirm in writing that the funds were received. No deposit, no real deal — and missed deposits are a regulator-level issue.

    You'll need

    • Escrow deposit receipt

    Cost: $0

  2. Deliver homeowners association documents

    YouRight after contract signing

    If your home is in a homeowners association, give the buyer the disclosure summary, recorded governing documents, latest financial report, and current assessment info. The buyer has three business days after receiving everything to cancel with no penalty and a full refund of escrow. Delivering early means this cancellation window doesn't push your closing date.

    You'll need

    • HOA disclosure package

    Cost: $0

  3. Deliver condo documents (if condo)

    YouRight after contract signing

    For condo resales, give the buyer the declaration, articles of incorporation, bylaws, rules, latest financial report, the question-and-answer sheet, and the most recent milestone inspection report if the building is three stories or higher. The buyer has three business days after receipt to back out — same mechanics as the HOA rule.

    You'll need

    • Condo declaration
    • Bylaws
    • Rules
    • Financial report
    • Q&A sheet
    • Milestone inspection report (if 3+ stories)

    Cost: $100-300 typical

  4. Give the coastal construction disclosure (if applicable)

    YouAt or before contract signing

    If your property sits seaward of Florida's Coastal Construction Control Line, you must tell the buyer in writing that the property is in that zone, that construction or major renovation may need a coastal permit from the state, and that the property is subject to coastal regulation. The line is set by the Florida Department of Environmental Protection. Your title company or agent can confirm whether your parcel is affected.

    You'll need

    • Coastal construction disclosure

    Cost: $0

  5. Confirm your tax residency for FIRPTA

    YouEarly in the contract period

    If you are not a U.S. citizen or U.S. tax resident, the buyer must withhold 15% of the gross sale price and send it to the IRS at closing under the federal Foreign Investment in Real Property Tax Act. If you are a U.S. person, you'll sign a non-foreign affidavit at closing and no withholding applies. Florida has no state income tax, so there's no state-level withholding regardless.

    You'll need

    • Non-foreign affidavit (if U.S. person)
    • W-9 or ITIN (if foreign)

    Cost: $0

  6. Open the file with the title company

    Escrow / titleWithin a few days of contract signing

    Florida is not an attorney-closing state — licensed title companies and title insurance agents handle most residential closings. Send the signed contract to the title company you've chosen. They'll run a title search, issue a title commitment, prepare the settlement statement, coordinate signing, disburse funds, and record the deed.

    You'll need

    • Executed contract

    Cost: varies

Phase 4 of 7 · typically 10-15 days

Inspection

The buyer's inspectors visit, findings come back, and you decide whether to fix, credit, or hold firm.

  1. Let the buyer's inspectors into the home

    YouDuring the inspection period

    The buyer has an agreed inspection period — usually 10 to 15 days from contract — to bring in a general home inspector, and often a roof, wind mitigation, four-point, or pest inspector too. Be flexible with access and don't be present during the inspection; it makes the buyer uncomfortable and slows things down.

    Cost: $0

  2. Review the inspection report with your agent

    Your agentWithin a few days of receiving the report

    The buyer will share findings and ask for repairs, a credit, or threaten to walk. Read the report yourself — not just the summary — and separate cosmetic stuff from real issues. Roof, structural, foundation, mold, HVAC, and electrical are the deal-breakers; most other items are negotiable.

    You'll need

    • Buyer's inspection report

    Cost: $0

  3. Respond to the buyer's repair or credit ask

    Your agentWithin the contract's response window

    If your contract is the standard Florida REALTORS/Florida Bar 'CRSP' form, you're already on the hook for repairs up to a dollar cap you agreed to. If it's the 'AS-IS' form, you're not legally required to fix anything — but you can still negotiate to save the deal. Decide between a cash credit at closing, doing the repairs yourself with licensed contractors, or holding firm.

    You'll need

    • Written response or repair addendum

    Cost: varies

  4. Disclose any known sinkhole activity or unpermitted work

    YouAs soon as the buyer is under contract (earlier if known)

    If you know of past sinkhole activity, prior sinkhole insurance claims, or work done without permits (a garage conversion, room addition, pool, structural change), you must disclose it. Florida courts treat both as material facts under the Johnson v. Davis duty. Unpermitted work can also block the buyer's lender or insurer, so getting ahead of it now is better than getting sued later.

    You'll need

    • Written disclosure addendum

    Cost: $0

  5. Update your disclosure if the inspection reveals new defects

    YouAs inspection findings come in

    If the inspector finds a material problem you genuinely didn't know about — active termites, hidden water damage, structural movement — you now know about it. Update your written disclosure. If this deal falls through, that knowledge follows you into the next contract and you have to disclose it to the next buyer too.

    You'll need

    • Updated disclosure form

    Cost: $0

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

The lender's appraisal happens, the buyer locks insurance, and underwriting moves toward 'clear to close'.

  1. Let the appraiser into the home

    You1-2 weeks after contract

    The buyer's lender will order an appraisal to confirm the home is worth at least the loan amount. Make the place clean and presentable, and have a one-page list of recent upgrades (new roof year, new HVAC, kitchen remodel) ready to hand the appraiser. Your agent can also share a comps packet if it helps.

    You'll need

    • List of upgrades
    • Comparable sales packet (optional)

    Cost: $0

  2. Handle a low appraisal if it happens

    Your agentWithin days of appraisal results

    If the appraisal comes in below the contract price, the buyer's lender will only loan against the lower number. Your options: lower your price to the appraised value, ask the buyer to bring extra cash to the table, split the gap, dispute the appraisal with stronger comps, or let the buyer cancel if their contract gives them that right.

    You'll need

    • Appraisal report (via buyer)

    Cost: varies

  3. Help the buyer get a homeowners insurance binder

    You2-3 weeks before closing

    Florida's insurance market is rough — premiums have jumped 30-80% in some areas and many private carriers have left the state, with Citizens Property Insurance Corporation now the largest residential insurer. The buyer needs an insurance binder before their lender will fund the loan. Share any wind mitigation report, four-point inspection report, roof age info, and prior claim history you have — it speeds up underwriting and may lower the buyer's premium.

    You'll need

    • Four-point inspection report (if available)
    • Wind mitigation report (if available)
    • Prior claims info

    Cost: varies

  4. Track the buyer's loan toward 'clear to close'

    Your agentThroughout underwriting

    Have your agent check in weekly with the buyer's lender. You want a 'clear to close' confirmation from underwriting at least a few days before the closing date. If underwriting is dragging, your closing date may slip — be ready to extend a few days if needed, or push to cancel if the delay is unreasonable and the contract allows it.

    Cost: $0

Phase 6 of 7 · typically 1-2 weeks

Pre-Closing

Clear title issues, line up your payoff, review the settlement statement, and prep for the move.

  1. Review the title commitment

    Escrow / title2-3 weeks before closing

    The title company will issue a title commitment showing the chain of ownership, any liens (mortgage, tax, mechanic's, judgment), easements, and exceptions. Read it. If there are old liens or surprises, you'll need to clear them before closing — usually by paying them off out of your sale proceeds at the closing table.

    You'll need

    • Title commitment

    Cost: $0

  2. Order your mortgage payoff statement

    You1-2 weeks before closing

    Call or message your current mortgage lender and request a written payoff statement good through the closing date plus a few extra days. The title company needs this to wire off your loan at closing. Lenders typically take 3-7 business days to produce it, so don't wait until the last minute.

    You'll need

    • Mortgage payoff statement

    Cost: $0

  3. Review your settlement statement

    Escrow / title1-2 days before closing

    A day or two before closing, the title company will send a settlement statement (often called the ALTA statement) showing every dollar going in and out — sale price, mortgage payoff, commissions, taxes, prorations, credits, and your net proceeds. Check the math. Question anything that looks wrong before you sit down to sign.

    You'll need

    • ALTA/settlement statement

    Cost: $0

  4. Allow the buyer's final walkthrough

    You24-48 hours before closing

    Within the last day or two before closing, the buyer will do a final walk to confirm the home is in the agreed condition and that anything you promised to fix or leave behind is in place. Don't take light fixtures, appliances, or anything else that was written into the contract — that's a common closing-day fight.

    Cost: $0

  5. Schedule movers and transfer utilities

    You1-2 weeks before closing

    Set a moving date for closing day or the day after. Call your utilities (power, water, gas, internet, trash) and close out your account effective on closing day. Forward your mail through USPS and update your address with your bank, employer, and insurance carriers.

    Cost: $500-3000 typical

  6. Sign your non-foreign (FIRPTA) affidavit

    Escrow / titleAt or just before closing

    If you're a U.S. citizen or U.S. tax resident, you'll sign an IRS-required statement confirming that — which tells the buyer they don't need to withhold 15% of the sale price for the IRS under the Foreign Investment in Real Property Tax Act. The title company prepares the affidavit. Foreign sellers cannot sign it and will have 15% withheld at closing instead.

    You'll need

    • Non-foreign affidavit

    Cost: $0

Phase 7 of 7 · typically 1 day

Closing

Sign, hand over the keys, get paid, and wrap up.

  1. Sign your closing documents

    Escrow / titleOn closing day

    In Florida you'll usually sign at the title company's office, though remote online notarization is also allowed. You'll sign the deed transferring the home, the settlement statement, the non-foreign affidavit, and any other paperwork the title company needs. Bring a government-issued photo ID and your wire instructions if you want your proceeds wired.

    You'll need

    • Photo ID
    • Wire instructions
    • Settlement statement
    • Deed

    Cost: $0

  2. Hand over keys and possession

    YouAt closing (or as the contract specifies)

    Once the deed is recorded with the county and funds are disbursed, the home belongs to the buyer. Leave all keys, garage door openers, mailbox keys, gate fobs, pool keys, appliance manuals, and any warranties in an agreed spot — or hand them to the buyer's agent. Take final meter readings if your utility company asks for them.

    You'll need

    • All keys, openers, fobs

    Cost: $0

  3. Receive your net proceeds

    Escrow / titleOn closing day

    The title company will wire your net proceeds to your bank or hand you a cashier's check, usually the same day the deed is recorded. Wires can take a few hours to land — don't panic if it's not instant. Florida has no state income tax and no state-level real-estate withholding, so unless FIRPTA applies, you walk away with the full net shown on your settlement statement.

    You'll need

    • Bank wire instructions

    Cost: $0

  4. Cancel your homeowners insurance

    YouAfter the deed is recorded

    After the deed is recorded, call your insurance carrier to cancel the policy effective on the closing date. You should get a refund of any prepaid premium. Don't cancel before recording — if the deal somehow falls apart at the closing table, you want coverage to stay in place until the home is officially the buyer's.

    You'll need

    • Insurance policy number

    Cost: $0

  5. Save your closing documents for taxes

    YouAfter closing

    Hold onto the settlement statement, recorded deed copy, mortgage payoff confirmation, and all contract paperwork. You'll need them for your federal tax return next April — especially for figuring out capital gains and the home sale exclusion if the property was your primary residence. Florida has no state income tax return to file.

    You'll need

    • Settlement statement
    • Recorded deed copy
    • Contract
    • Mortgage payoff confirmation

    Cost: $0

Sources

  1. [1] F.S. §475.278 – Brokerage Relationships
  2. [2] NAR Settlement FAQs – MLS Compensation Rules
  3. [3] F.S. §161.57 – Coastal Construction Control Line Disclosure
  4. [4] F.S. §718.503 – Disclosure Prior to Sale
  5. [5] F.S. §553.899 – Milestone Inspections
  6. [6] IRS – FIRPTA Withholding
  7. [7] F.S. §689.302 – Flood Disclosure
  8. [8] F.S. §720.401 – Prospective Purchasers to Receive Disclosure Summary
  9. [9] F.S. §627.7073 – Sinkhole Neutral Evaluation
  10. [10] Johnson v. Davis, 480 So.2d 625 (Fla. 1985)
  11. [11] Citizens Property Insurance Corporation
  12. [12] F.S. §626.571 – Title Insurance Agent Licensure
  13. [13] F.S. §553.996 – Energy Efficiency Rating Disclosure
  14. [14] F.S. §475.25(1)(d) – Escrow Funds
  15. [15] Florida REALTORS Contract Forms
  16. [16] F.S. §404.056 – Environmental Radiation Standards

Last updated May 15, 2026