By Tim Singer
Buying a home for the first time in Florida follows a process that looks different from what many buyers expect, especially if you've heard how things work in other states. Here's what actually happens once your offer gets accepted in Fort Lauderdale.
Key Takeaways
- Florida uses the FAR/BAR contract, jointly created by Florida Realtors and The Florida Bar, and South Florida relies on real estate attorneys as closing agents more often than other parts of the state.
- Florida doesn't use a Texas-style option period. Instead, buyers get a negotiated inspection period, typically 10 to 15 days, during which they can cancel for any reason and get their deposit back.
- Financing and title work run on parallel tracks, with appraisals taking 7 to 21 days and underwriting adding another 3 to 7 business days or more.
- A typical financed purchase in Florida closes in 30 to 45 days from contract execution to keys in hand.
Your Offer Uses a FAR/BAR Contract, Not What You've Seen on TV
Once your offer is accepted, you'll sign a specific standardized contract used throughout Florida.
What This Contract Actually Involves
- Florida residential transactions primarily use the FAR/BAR As-Is Contract or the FAR/BAR Standard Contract, jointly developed by the Florida Association of Realtors and The Florida Bar
- The As-Is version means you're accepting the property's current condition, subject to your inspection period, rather than negotiating repairs through the contract itself
- Florida doesn't legally require an attorney to close, but South Florida relies on attorneys as closing agents more often than Central or North Florida
- A title company handles most closings statewide, serving as a neutral party that issues title insurance but doesn't represent either side's interests
Knowing which version of the contract you're signing, and who's actually representing your interests, matters more than most first-time buyers realize.
The Inspection Period Is Your Real Contingency Window
If you've read about Texas's option period, Florida works differently. The inspection period is where you'll do your real due diligence.
How This Window Actually Works
- Florida doesn't use an option period. Instead, the FAR/BAR contract includes an inspection contingency, typically negotiated at 10 to 15 days
- During this window, you can order any inspections you want and cancel for any reason, receiving a full refund of your earnest money deposit
- If inspections reveal problems, you submit a Request for Repair to the seller, who can agree, counter, or decline
- Scheduling inspections and requesting insurance quotes within 24 hours of signing helps avoid compressing this already tight timeline
Treating this inspection period as your real safety net, rather than a formality, is one of the most important things a first-time buyer can do.
Financing and Title Run on Parallel Tracks
While you're working through inspections, your lender and the title company are simultaneously working through their own separate processes.
What's Happening Behind the Scenes
- Your lender orders an appraisal, typically $400 to $700, currently taking 7 to 21 days in much of Florida
- Once the appraisal and documentation are reviewed, the loan moves to underwriting, which can wrap up in 3 to 7 business days or longer if additional documents are requested
- At the same time, the title company or attorney conducts a title search, checking for old liens or other clouds on the property's ownership history
- You'll receive a Closing Disclosure at least three business days before closing, worth reviewing carefully rather than skimming right before you sign
Because these tracks run simultaneously, a delay in one area, like a slow appraisal, can push back the entire closing date.
Closing Day Itself: What Actually Happens
After weeks of inspections, financing, and title work, closing day itself is usually the most straightforward part.
What to Expect When You Get There
- A typical financed Florida purchase closes 30 to 45 days from contract execution, though cash purchases can move faster
- You'll generally do a final walkthrough shortly before closing to confirm the property's condition matches what was agreed upon
- Two title insurance policies typically get issued: a lender's policy required by your mortgage company, and an optional but recommended owner's policy protecting you directly
- Who pays for the owner's policy varies by county, and in Broward County, buyers commonly pay for it themselves
Having your closing funds wired in advance and your questions about the Closing Disclosure answered beforehand turns this final step into a formality rather than a source of stress.
Frequently Asked Questions
Does Florida have an option period like Texas?
No. Florida uses a negotiated inspection period instead, typically 10 to 15 days, during which you can cancel for any reason and get your deposit back.
Do I need a real estate attorney to close in Fort Lauderdale?
Not legally, but South Florida relies on attorneys as closing agents more often than other parts of the state, so many buyers choose to involve one.
How long does a typical Florida home purchase take from contract to closing?
Usually 30 to 45 days for a financed purchase, depending on how quickly the appraisal, underwriting, and title search move.
Work With Someone Who Knows Every Step of This Process
I'm focused on providing you with the best results and service in the industry. I listen carefully to understand your real estate goals and work hard to create solutions that make sense for you. Whether you're new to the market or an experienced investor, I have the expertise, proven track record, and resources to help you achieve your goals. As they say, real estate is about location, location, location, and my extensive knowledge of the Fort Lauderdale area helps me find the right home for you or the right buyer for your home. If you're buying your first home and want steady guidance from offer to closing, I would love to help.
Connect with Tim Singer today.
Connect with Tim Singer today.