How to Make an Offer on a House in Florida: A Buyer's Complete Guide

How Florida Real Estate Contracts Work

Florida uses standardized contracts developed jointly by the Florida Association of Realtors and the Florida Bar (FAR/BAR contracts). The most common residential contracts are: the Residential Contract for Sale and Purchase (standard contract with inspection contingency) and the AS IS Residential Contract for Sale and Purchase (buyer has inspection rights but seller makes no repairs). Most South Florida luxury transactions use the AS IS contract.

Components of a Florida Offer

A complete Florida offer includes:

• Purchase price
• Earnest money deposit amount and timeline (typically 1-3% of price, due within 3 days of acceptance)
• Financing terms (loan amount, interest rate ceiling, loan type) or cash designation
• Inspection period length (10-15 days is standard; shorter periods signal confidence to sellers)
• Closing date
• Personal property inclusions (appliances, furniture, fixtures)
• Contingencies (financing, inspection, appraisal)
• HOA documents review period (for condos)

Pricing Your Offer Strategically

The right offer price is based on market data, not emotion. Your agent should provide a Comparative Market Analysis (CMA) showing recent closed sales. Key factors affecting offer price:

• Days on market: properties that have sat for 60+ days have more negotiating room
• Price history: previous price reductions indicate seller flexibility
• Competing offers: your agent should try to determine if other offers are expected
• Property condition: significant deferred maintenance justifies below-list offers
• Market temperature: seller's market vs. buyer's market affects appropriate offer strategy

Making Your Offer Stand Out Beyond Price

In competitive situations, non-price terms can win deals:

• Larger earnest money deposit: 3-5% signals serious commitment
• Shorter inspection period: 7-day vs. 10-day periods are more attractive to sellers
• Cash offer: eliminates financing risk and can accelerate closing by 2-3 weeks
• Pre-approval letter from reputable lender attached to offer
• Flexible closing date: accommodating seller's preferred timeline is often decisive
• Escalation clause: automatically increase your bid up to a maximum if competing offers come in

After Your Offer Is Accepted: What Comes Next

Once a seller accepts your offer in Florida, you enter the due diligence period. Key milestones: earnest money deposit due within 3-5 days, inspection period (10-15 days), HOA document review period (3 days after receipt for condos), financing contingency period (if applicable), and closing day. Your agent and title company will coordinate all required steps from acceptance to closing.