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How do I write an offer on a single-family home in Florida?

To write an offer on a single-family home (SFR) in Florida, you complete a purchase contract, include all required disclosures (agency, commission, flood, and HOA if applicable), and submit a complete offer package to the listing agent. At Easy Realty, we recommend using the As Is contract because it gives buyers more flexibility and protection during the inspection period.

Writing an offer on a single-family home in Florida is a straightforward process once you understand the structure. Your goal is to submit a complete and compliant offer package that protects your buyer and avoids delays.

Step 1: Gather the required disclosures

Before submitting an offer, you must include the required disclosures. These are not optional and must be provided up front.

Required disclosures include:

  • Agency Disclosure
    Defines your brokerage relationship with the buyer.

  • Commission Disclosure
    Confirms how compensation is structured.

  • Flood Disclosure
    Informs the buyer if the property may be located in a flood zone.

  • HOA Disclosure
    Required if the property is located in a homeowners association or condo association.

At Easy Realty, these disclosures are required prior to submission to ensure compliance with Florida law, including brokerage relationship disclosures under F.S. §475.278.

Step 2: Choose the contract

At Easy Realty, we prefer to use the As Is Residential Contract for Sale and Purchase.

This does not mean the buyer is agreeing to purchase the property in its current condition without options.

It means:

  • The buyer has an inspection period
  • The buyer can cancel the contract during that period for any reason
  • The seller is not obligated to make repairs

This structure gives the buyer flexibility and leverage while keeping the transaction clean.

Step 3: Fill out the contract

Work with your buyer to complete the contract accurately.

Key terms include:

  • Purchase price
  • Earnest money deposit and who will hold it
  • Financing type (cash, conventional, FHA, etc.)
  • Inspection period
  • Closing date
  • Any additional terms or contingencies

Accuracy matters. Errors can delay acceptance or create issues later in the transaction.

Step 4: Review the offer with your buyer

Before submitting, take a few minutes to walk through the full contract and disclosures.

Make sure the buyer understands:

  • Their right to cancel during the inspection period
  • Deadlines for deposits and inspections
  • Their obligations once the inspection period ends

This step protects both the buyer and you as the agent.

Step 5: Submit a complete offer package

Send the full offer to the listing agent.

A complete offer includes:

  • Signed purchase contract
  • All required disclosures
  • Pre-approval letter or proof of funds

Submitting a clean, complete package increases the likelihood of a smooth negotiation.

Key Takeaway

Writing an offer is not complicated, but it must be complete, accurate, and compliant. At Easy Realty, using the As Is contract allows you to better protect your buyer while keeping the process simple and predictable.