BUYER'S GUIDE

Florida Home Buying Process: Step-by-Step Timeline 2026

Buying a home in Florida follows a specific sequence from mortgage pre-approval to closing. Understanding each step — what happens, who does what, and how long it takes — makes the process less stressful and helps you avoid costly mistakes.

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Pre-Approval to Offer (Week 1–4)

Step 1: Get pre-approved (not just pre-qualified) by a Florida lender. Provides a written commitment letter to present with offers. Step 2: Identify target markets and price range. Florida's MLS-listed inventory on Zillow/Realtor.com is comprehensive — most active listings are there within 24 hours of activation. Step 3: Tour homes with a buyer's agent (post-NAR settlement, you'll sign a buyer-broker agreement first). Step 4: Submit an offer when you find the right home using the Florida FAR/BAR contract. Include earnest money deposit (1–3%), inspection period, financing contingency, and proposed closing date.

Under Contract Period (Days 1–30)

After offer acceptance: Day 1–3: deliver earnest money deposit to escrow (buyer's agent's broker typically holds it). Day 1–10: home inspection period. Order general inspection plus Florida-specific inspections: roof, 4-point, termite/WDO, pool (if applicable). Day 5–30: lender processes mortgage application; orders appraisal (Day 7–14 typically). Day 10–21: inspection results reviewed; negotiate any repair requests or price credits. Day 14–21: appraisal completed; if low, negotiate gap resolution. Day 21–30: mortgage approval; clear any conditions. Title search and insurance commitment ordered by title company.

Closing Day in Florida

Florida closings are handled by title companies (or occasionally real estate attorneys). At closing: review and sign closing disclosure (you should receive this 3 business days before closing). Bring certified funds (cashier's check or wire transfer) for your down payment and closing costs. Sign all closing documents (30–60 minutes for the signing). Title company disburses all funds and records the deed. You receive keys. The full process from contract to close typically takes 30–45 days for financed buyers; 14–21 days for cash buyers.

FREQUENTLY ASKED QUESTIONS

Common Questions

What is a 4-point inspection in Florida?

A 4-point inspection assesses the four key home systems: roof, electrical, plumbing, and HVAC. Florida insurance companies require it for homes over 20–25 years old. It's separate from a general home inspection and focuses on insurability rather than full condition assessment.

What is the inspection period in a Florida purchase contract?

The standard Florida inspection period (per the FAR/BAR As-Is contract) is 10–15 days from contract execution. During this period, the buyer can cancel for any reason and receive their full deposit back. After the inspection period expires, cancellation without a valid contingency means forfeiting the deposit.

What happens at Florida closing?

Florida closings are conducted at the title company (or attorney's office). Buyer signs loan documents and closing documents. Title company verifies all conditions are met, confirms funding from the lender, disburses proceeds to all parties, and records the deed with the county.

Do I need a real estate attorney to close in Florida?

Not required in most Florida counties — title companies handle closings. In some South Florida transactions (Miami-Dade, Broward, Palm Beach), either a title company or attorney handles closing depending on convention. If you have complex transaction issues, an attorney is recommended.

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