Real Estate 105 – Making an Offer (Florida Version)

You have down the basics and now have a property on which you would like to make an offer.

How exciting!!! We know you are likely drowning in information at this point, but we kept this in mind when creating this course. We want you to be able to go back through everything at your own pace when you forget part of the process. It is very likely to happen, we are all human! But now we will get into the meat and potatoes. If you need to remind yourself of definitions, now is the time to revisit Real Estate 101.

Offer? Contract? Agreement? What do all of these really mean and does it matter?

Yes. It is important to know the differences or similarities of these terms. An offer doesn't become an "accepted agreement/contract" until all parties have signed. If any changes were made, all parties are required to sign regardless of the change. It is important to note this because this is the date from which all the timelines agreed to in the contract (like inspection windows) are calculated.

Speaking of inspections...

Why is it so important to get a home inspection? Simply put, you need to know what you're buying. And in Florida, there are a few additional things to keep in mind:

  • Florida is a full disclosure state. The seller is required to complete a property disclosure form if they have knowledge of material issues. Ask to review this document before submitting an offer.

  • Flood zones are common in Florida. Your agent can help determine if the property is in a designated flood zone — and if so, whether flood insurance will be required by your lender.

  • If the home is older (typically 20+ years), expect to see requests for 4-point inspections (roof, electrical, plumbing, HVAC) and possibly a wind mitigation inspection. These are common for Florida insurance underwriting.

  • Hurricane-prone areas may have special roof requirements. Even if a roof isn’t leaking, its age could affect your ability to insure the home affordably — or at all.

A professional inspection report will almost always show at least one issue — no home is perfect. Focus on big-ticket items (roof, HVAC, plumbing, electrical) more than cosmetic flaws. If you're buying new construction, we still recommend a third-party inspection. City inspections and builder warranties are great, but a second set of eyes is always smart.

Other things to consider when making an offer….

  • Who will be on the mortgage? That person should be on the contract. Others can be added to the deed at closing.

  • What purchase price do you have in mind? Talk with your lender about monthly payment estimates before submitting anything.

  • Earnest money deposits are common in Florida and typically held by a title company or attorney. They show good faith — and yes, you can lose your deposit if you back out for a non-contingency reason after the deadline passes.

  • Does your loan type require anything specific? For example, VA and FHA loans may require repairs to be completed before closing. Your agent will help prepare for this.

  • What’s your total out-of-pocket budget? You may need to ask the seller to help cover closing costs or prepaid items to make the deal work.

  • Do you want a survey? In Florida, lenders typically require one. If you're paying cash, you can still request a survey or rely on a prior one (if available and accurate).

  • Do you want owner's title insurance? (Hint: Yes — this protects you from future title issues.)

  • What closing date do you need? Standard is 30–45 days if financing; cash deals can close sooner.

  • Are you requesting a home warranty? Optional, but helpful for peace of mind.

  • Are you buying the home as-is or asking for an inspection period? Most Florida contracts allow an inspection contingency even in “as-is” offers, so you can still walk away if needed.

  • Do you want a septic inspection, sewer scope, termite/WDO report? These are common extras you may want to add.

  • Are there any additional terms or personal property requests (appliances, furniture, etc.)? Spell it out clearly in the offer.

  • Is the home in a CDD (Community Development District)? These are common in newer Florida developments. Ask your agent if any extra assessments apply.

  • Need to sell your current home first? That’s a contingency — and it must be written into the offer.

Once everything is squared away, you're ready to move into Real Estate 106 – Contract Period. It feels like we've covered everything at this point, but there are still a few things you need to keep in mind. Continue on if you're ready to keep learning, or keep an eye out for our next email! Your next set of course material will be emailed to you once you have an accepted agreement and move into the contract phase. You are welcome to read ahead if you want to get a jump on things!