If you’re thinking about selling a home in Florida, one of the first things you’ll deal with is the Florida real estate contract. This is the agreement that lays out all the details of the sale, like the price, closing date, and what happens if someone backs out. It might seem like a lot at first, but once you break it down, it’s not as complicated as it seems.
In this guide, we’ll explain how real estate contracts work in Florida, what to watch out for, and how the Florida as is real estate contract can make things easier, especially if you want to sell your home quickly and without repairs.
What Is a Florida Real Estate Contract?
When you’re selling a home in Florida, one of the most important documents you’ll deal with is the Florida real estate contract. This contract is a written agreement between you (the seller) and the person buying your home. It lays out all the important details of the sale, so everyone is on the same page.
Here’s what’s usually included in a Florida real estate contract:
- The sale price – How much the buyer is agreeing to pay.
- The closing date – When the deal will officially be done and you hand over the keys.
- The condition of the home – Whether it’s being sold “as is” or if the seller agrees to make repairs.
- Who pays for what – This includes closing costs, inspections, title searches, and more.
- What happens if something goes wrong – Like if a party doesn’t follow through on the agreement.
This contract helps protect both the buyer and the seller. It ensures that expectations are clear, timelines are followed, and each side knows their responsibilities. Most real estate professionals in Florida use standard contract forms created by Florida Realtors® and The Florida Bar, which makes the process more consistent and familiar.
Why Florida Real Estate Contracts Are a Bit Different
Florida takes real estate contracts seriously. You’ll often see the phrase “time is of the essence” in the contract. What does that mean? Simply put, it means that every deadline in the agreement is legally binding. If you miss a deadline, like getting documents signed, completing inspections, or closing on time, it could cancel the deal or lead to legal trouble.
That’s why paying attention to the fine print and staying on top of the timeline is so important.
Here are a few other key parts of a Florida real estate contract that sellers should understand:
1. Inspection Periods
Most buyers in Florida are given a limited number of days to inspect the home. This is known as the “inspection period.” During this time, they can hire a professional to check for problems like roof damage, plumbing issues, mold, or termites. Depending on the type of contract, the buyer can either request repairs or back out of the deal if something major comes up.
What sellers should know: If you’re selling under a Florida as is real estate contract, you’re not required to make repairs, but the buyer can still walk away if the inspection turns up something they’re not comfortable with.
2. Contingencies
Contingencies are conditions that must be met before the sale can move forward. Some common ones include:
- The buyer getting a mortgage loan
- The home appraising at or above the sale price
- A clean title with no ownership issues
What happens if a contingency isn’t met? Usually, the buyer can cancel the deal without penalty, and their deposit is refunded. That’s why it’s helpful to know what contingencies are included and how they affect your timeline.
3. Required Disclosures
Florida law says that sellers must tell buyers about any known problems with the home that could affect its value or safety. This includes things like a leaky roof, mold, electrical issues, or past flooding.
What if I don’t know about a problem? You’re only required to disclose what you actually know. You don’t have to go digging for problems, but if you are aware of something, you must speak up. Not disclosing issues can lead to lawsuits later.
Why All of This Matters for Sellers
Understanding the Florida real estate contract helps you avoid surprises, delays, and even legal trouble. When you know what the contract says, and what your responsibilities are, you can stay ahead of the process and feel more confident.
Many sellers are nervous about contracts because they seem full of legal language, but with the right help and a little explanation, it’s easier than you think. And if you’re working with a cash buyer like Golex Properties, a lot of the steps can be simplified. We use easy-to-understand contracts and walk you through everything so you never feel overwhelmed or rushed.
What Is a Florida As Is Real Estate Contract?
A Florida as is real estate contract is a type of agreement that lets you sell your home in its current condition, without making any repairs, upgrades, or changes before closing. This means you’re selling the property “as is,” and the buyer agrees to take it just the way it is, flaws and all.
This version of the standard Florida real estate contract is widely used, especially when sellers want a fast and simple transaction. It’s still a legal and binding contract, and it still includes all the usual details, like the sale price, closing date, and who pays for certain fees, but the major difference is that the seller isn’t on the hook for repairs.
Why Do Sellers Choose the As Is Contract?
The Florida as is real estate contract is popular for good reason. It helps sellers avoid many of the headaches that come with a traditional sale.
Here’s why it works so well:
No Repair Requests
You don’t have to fix anything. Even if the buyer’s inspection finds problems, you’re not required to make repairs or give them money to cover the cost. The buyer can either move forward or cancel the deal, but they can’t negotiate for repairs.
Faster Closings
Without repair negotiations slowing things down, deals tend to close more quickly. This is especially helpful if you’re on a tight timeline or just want to be done with the sale as soon as possible.
Simple and Low-Stress
If your home needs work, or if you simply don’t want to deal with the hassle of inspections, repairs, or endless back-and-forth, the as is contract is a great option. It sets clear expectations up front.
Can Buyers Still Do an Inspection?
Yes. Buyers still have the right to get the property inspected. The inspection helps them understand what condition the home is in. But here’s the difference: with an as is contract, the buyer can’t ask you to fix anything after the inspection.
Instead, they have two choices:
- Move forward with the purchase knowing the home’s condition.
- Back out of the contract during the inspection period if they’re not comfortable moving forward.
This gives buyers peace of mind while keeping things simple for the seller.
Who Uses the As Is Contract?
The Florida as is real estate contract is a great fit for many sellers, especially those looking for speed, flexibility, and a no-hassle sale. Here are a few situations where it’s especially useful:
- You need to move quickly. Whether you’re relocating for a job, downsizing, or just in a hurry, this contract helps you skip the delays that often come with repair negotiations.
- You’re a landlord selling a rental property. Maybe your tenants are still living in the home, and you don’t want to disturb them with showings, repairs, or improvements. With an “as is” sale, you can sell the property with tenants in place.
- You’ve inherited a property. Many people inherit homes they don’t plan to keep, and that may need work. Rather than sinking money into a house you’re not keeping, you can sell it as-is and move on.
- Your home needs repairs or updating. If your home has issues like an old roof, outdated wiring, or general wear and tear, you might not want to (or be able to) fix it all. An as-is sale lets you pass those responsibilities to the next owner.
- You want to avoid back-and-forth negotiations. If you’ve sold a home before, you know the back-and-forth over repairs can be exhausting. The as-is contract keeps things clear and simple.
How Golex Properties Makes As Is Sales Even Easier
At Golex Properties, we specialize in buying homes in “as is” condition, and we make the process easy for sellers across Florida. You don’t have to fix anything, clean up, or even remove tenants. We handle all of it.
Because we’re cash buyers, we don’t rely on banks or mortgage approvals, which means we can close fast, often in as little as a week. Our team walks you through the contract, answers your questions, and keeps the process stress-free from start to finish.
Common Questions About the As Is Contract
Do I need to tell the buyer about issues with the home? Yes. Even with an as-is sale, Florida law requires you to disclose any known problems that could affect the value or safety of the home. That includes things like roof leaks, foundation issues, or mold.
Will buyers still try to negotiate? Some might, but in an as-is contract, you’re not obligated to make any changes or offer credits. If the buyer isn’t happy after the inspection, they can walk away, but they can’t demand repairs.
Can I still get a fair price? Yes. Many buyers are comfortable purchasing homes as-is, especially investors or cash buyers like Golex Properties. You may not get top-dollar retail value, but you save time, avoid repair costs, and don’t pay commissions or hidden fees.
What if I need to close fast? That’s where an as-is sale really shines. With no repair delays and a cash buyer, you can close in a matter of days, not weeks or months.
Common Mistakes Sellers Make (and How to Avoid Them)
Even if you’ve sold a home before, dealing with a Florida real estate contract can be a bit tricky. It’s easy to overlook details or make small mistakes that lead to big problems. To help you stay on track, here are some common seller mistakes, and what you can do to avoid them:
1. Not Reading the Contract Carefully
It’s tempting to skim through the contract or trust that everything is standard, but that’s a risk. Every section of the Florida real estate contract has meaning. From deadlines to inspection terms, it’s important to know what you’re agreeing to. If anything sounds confusing or unfamiliar, don’t be afraid to ask your agent or a real estate attorney for help.
Why it matters: Missing a small detail could cost you money or cause the deal to fall through.
2. Missing Important Deadlines
The contract includes firm dates for inspections, financing, appraisals, and closing. These aren’t flexible, if you miss one, the buyer might cancel the deal or ask for concessions. In Florida, contracts often state that “time is of the essence,” which means the deadlines are legally binding.
Tip: Keep a calendar or checklist of every date listed in your contract, and check in with your agent regularly to stay on track.
3. Accepting a Very Low Deposit
The earnest money deposit is the amount a buyer puts down up front to show they’re serious about buying your home. If this number is too small, it could be a red flag. A strong deposit shows commitment and helps protect you if the buyer backs out later without a good reason.
Ask yourself: If this deal doesn’t go through, will this deposit make up for the time you’ve lost?
4. Overpromising on Repairs or Move-Out Dates
Sometimes, sellers make promises just to lock in a buyer, like agreeing to make big repairs, move out early, or leave behind certain items. But if you can’t follow through, it can create tension or even cancel the sale.
What to do instead: Only agree to what you’re sure you can deliver. It’s okay to say “no” or offer alternatives if something feels unrealistic.
What Happens After You Sign the Florida Real Estate Contract?
Once you and the buyer both sign the Florida real estate contract, things move quickly. Here’s a step-by-step look at what typically happens next:
1. Earnest Money Is Paid
The buyer sends a deposit to a title company or escrow agent. This shows they’re serious and locks in the agreement.
2. Home Inspection
The buyer schedules a home inspection, usually within the first week or two. If you’re using a Florida as is real estate contract, you won’t have to fix anything, but the buyer can still cancel the deal if they’re not comfortable with what the inspection reveals.
3. Appraisal and Financing (If Applicable)
If the buyer is using a mortgage, their lender will order an appraisal to make sure the home is worth the agreed sale price. If it doesn’t appraise high enough, the buyer may need to renegotiate or pay the difference out of pocket.
4. Title Search and Prep
The title company checks to make sure the home has no liens, unpaid taxes, or ownership disputes. If everything looks good, they prepare documents for closing.
5. Final Walk-Through
Right before closing, the buyer usually visits the home one last time to make sure it’s in the same condition as when they agreed to buy it.
6. Closing Day
This is the big day! You and the buyer sign the final documents. Once everything is complete, the funds are released and the keys are handed over. Congratulations, your home is officially sold.
Selling to a Cash Buyer? Things Move Even Faster
When you sell to a cash buyer like Golex Properties, many of the usual steps are faster, or even skipped entirely. There’s no need to wait for mortgage approval, and we buy homes in as is condition, so there’s no need for repairs or clean-up. In many cases, we can close in as little as 14 days.
Questions Sellers Often Ask
Do I need a real estate attorney in Florida?
It’s not required, but it can be helpful, especially if you’re not using a real estate agent or if your situation is more complicated (like having tenants or a home in probate). An attorney can review your contract and make sure your interests are protected.
Can I cancel the contract after I’ve signed it?
That depends. In most cases, once a Florida real estate contract is signed, you’re legally bound by its terms. There may be some conditions that allow for cancellation, like if the buyer fails to meet their obligations. If you signed an “as is” contract, your ability to cancel may be limited, so it’s important to understand your rights before signing.
What happens if the buyer backs out?
If the buyer cancels the contract for a valid reason, like something uncovered during the inspection or a financing issue, they usually get their earnest money back. But if they back out after the inspection period or break the contract terms, you may be entitled to keep their deposit.
What’s the benefit of selling my home “as is”?
Selling “as is” saves you time, money, and stress. You won’t have to fix anything, worry about negotiations after inspections, or deal with repairs. It’s especially helpful if your home needs work or if you’re in a hurry to sell.
Final Thoughts: Selling Doesn’t Have to Be Complicated
Selling a home can feel overwhelming, but understanding the Florida real estate contract gives you more control. And if you’re looking to keep things simple, the Florida as is real estate contract can make the process even smoother.
At Golex Properties, we work with homeowners across Florida who want a fast, stress-free sale. We buy homes in any condition, even if they still have tenants. You don’t need to fix anything or clean up. We’ll handle everything.
Click here to learn more about how we buy homes quickly and in “as is” condition.
